San Rafael 94903 · Los Ranchitos · APN 179-211-04 · Unincorporated Marin
Zoned A2-B4 in Unincorporated Marin and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,924,000 ($1,693,000–$2,155,000).
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 31, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
8 substantial renovation & housing permits over 24 months (45.7 per 1,000 parcels vs. 16.4 citywide baseline) (#17 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Los Ranchitos)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 1 homes completed, 4 permitted, 1 proposed or in review.
6 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
71 permits within ½ mile since November 2024
$1,924,000
Benchmark range: $1,693,000 – $2,155,000
Closest lead: New home at 32 Ranch Rd (0.26 mi W, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,881/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of A2-B4 as agricultural, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 10.4 yr (first record Jun 27, 2016), with no completion or new permit record in 10 yr. · 1 unit · $903,650 declared valuation
Permit issued and active for 9.1 yr (first record Oct 9, 2017), with no completion or new permit record in 9.1 yr. · $2,000 declared valuation
In "Entitled" for 8.4 yr (since Jun 20, 2018), with no new permit record in 8.4 yr. · 1 unit
In "Entitled" for 6.8 yr (since Jan 23, 2020), with no new permit record in 6.8 yr. · 1 unit
Permit issued and active for 6.3 yr (first record Jul 7, 2020), with no completion or new permit record in 6.3 yr. · 1 unit
In "Entitled" for 5.7 yr (since Mar 10, 2021), with no new permit record in 5.7 yr. · 1 unit
Nearby windows / doors / siding (4 Ranch Rd): First appeared in published agency feed
Record B49076 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (21 Red Rock Way): First appeared in published agency feed
Record B48912 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (21 Red Rock Way): First appeared in published agency feed
Record B48887 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,200,587 in September 2025 to $1,250,063 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Remodel / interior alteration permit issued (182471)
Recorded status: Issued
Guest House - Addition; Remodel; Add Window; Replace Door. Related To T#94075 · Declared valuation: $220,000 · Contractor: G Family Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Addition (adds square footage) permit issued (182472)
Recorded status: Issued
Main House, - Remodel, Sm Addn; Window/Door/; Skylights; Electrical In Other Areas. Related T# 94110 · Declared valuation: $620,000 · Contractor: G Family Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Remodel / interior alteration permit application filed (182471)
Current status: Issued
Guest House - Addition; Remodel; Add Window; Replace Door. Related To T#94075 · Declared valuation: $220,000 · Contractor: G Family Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Addition (adds square footage) permit application filed (182472)
Current status: Issued
Main House, - Remodel, Sm Addn; Window/Door/; Skylights; Electrical In Other Areas. Related T# 94110 · Declared valuation: $620,000 · Contractor: G Family Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
17 Debes Ranch Rd · 1 unit · $200,000 valuation
Records span Nov 10, 2025 to Mar 4, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94903 home-value index checkpoint
Changed from $1,237,445 in September 2024 to $1,200,587 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Solar / battery storage permit application filed (B44117)
Current status: Issued
Install (55) roof mounted PV solar modules and (4) Enphase IQ 10C batteries · Declared valuation: $90,370 · Contractor: Sun First! Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B44117)
Recorded status: Issued
Install (55) roof mounted PV solar modules and (4) Enphase IQ 10C batteries · Declared valuation: $90,370 · Contractor: Sun First! Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Active in "Issued" for 10.4 yr (first record Jun 27, 2016) with no new permit activity recorded in 10 yr. High-impact scale (1 housing unit, $903,650 declared valuation across 1 permit).
In "Entitled" for 5.7 yr (since Mar 10, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 8.4 yr (since Jun 20, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 4 yr (since Nov 16, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 23 mo (since Nov 27, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 4.7 yr (since Feb 28, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 175 parcels
Small prior baseline
City baseline: 16.4 / 1k
8 in trailing 24m
Includes 2 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| G Family | Addition (adds square footage) | 2 on parcel2 in ½ mi | $840,000 | 13 vs 8 prior+63% |
| Sun First! | Solar / battery storage | 1 on parcel1 in ½ mi | $90,370 | 0 vs 0 prior |
| Bellows Plumbing Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $3,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
HUD Small Area Fair Market Rent · ZIP 94903
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($19,250/yr) + local voter-approved bond debt ($2,888/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$102,596/yr
Cash needed: $423,500
NOI: $14,210/yr
P&I: $9,734/mo
For $0/mo net cash flow
At $4,175/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,841/mo | −$9,029/mo | -25.6% | $16,445/mo | −$9,030/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$8,550/mo | -24.2% | $15,221/mo | −$8,313/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,426/mo | −$8,274/mo | -23.4% | $14,868/mo | −$7,768/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Main House, - Remodel, Sm Addn; Window/Door/; Skylights; Electrical In Other Areas. Related T# 94110
Guest House - Addition; Remodel; Add Window; Replace Door. Related To T#94075
Install (55) roof mounted PV solar modules and (4) Enphase IQ 10C batteries
Replacing existing AC for guest house with new 2 ton unit in same location, like for like — Replace Mechanical Appliance
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
1.23 acres
Assessor's classification for assessment purposes. This is not zoning.
10 GLENSIDE WAY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 179-211-04. Assessed value is not market value.
Search by parcel number 179-211-04 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 0 vs 0 prior |
| Owner Builder Recent nearby: 17 Debes Ranch Rd (May 4, 2026) | New garage / accessory structure | 13 in ½ mi | $2,847,467 | 226 vs 240 prior−6% |
| New Dimension Recent nearby: 32 Ranch Rd (Dec 28, 2017) | New garage / accessory structure | 4 in ½ mi | $1,300,500 | 0 vs 0 prior |
| Luxury Construction Recent nearby: 2 Farm Rd (May 5, 2022) | Addition (adds square footage) | 2 in ½ mi | $448,000 | 0 vs 0 prior |
| Owner Recent nearby: 33 Circle Rd (Oct 23, 2017) | Demolition | 2 in ½ mi | $352,000 | 25 vs 15 prior+67% |
| Mayer And Recent nearby: 9 Poco Paso (Oct 2, 2023) | Addition (adds square footage) | 2 in ½ mi | $245,000 | 0 vs 1 prior |
| Crest Construction Recent nearby: 6 Debes Ranch Rd (Apr 10, 2017) | Addition (adds square footage) | 2 in ½ mi | $160,000 | 0 vs 0 prior |
| Choice Recent nearby: 107 Los Ranchitos Rd (Aka 105) (Jun 23, 2022) | New single-family home | 1 in ½ mi | $280,000 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 157d(vs 167d prior) |
| Remodel / interior alterationOn this parcel | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.