10 Glenside Way
San Rafael 94903 · Los Ranchitos · Unincorporated Marin · Coordinates: 37.99088, -122.53353
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$358,280 contributory est.)
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)
- ✓ Above-average reinvestment in Los Ranchitos
8 substantial renovation & housing permits over 24 months (45.7 per 1,000 parcels vs. 16.3 citywide baseline) (#17 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Los Ranchitos)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
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)
- ! 6 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$22,576/yr at $1,924,000)
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
Parcel & Assessor
- Lot size:
- 53,535 sq ft (1.23 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 10 GLENSIDE WAY
Zoning & Land Use
A2-B4 — Agriculture Limited (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-B4 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned A2-B4 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A2-B4 (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0456F, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,693,000 – $2,155,000 · Status: Off market
HUD Small Area FMR (ZIP 94903) · FY 2026
Studio $2,880 · 1BR $3,450 · 2BR $4,180 · 3BR $5,340 · 4BR $5,530
Developments Deserving Closer Investigation & Active Area Builders
- New home at 32 Ranch Rd (Issued)0.26 mi W
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).
- New home (Entitled)0.31 mi SE
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).
- New home (Entitled)0.31 mi SE
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).
- Accessory dwelling unit at 200 Valley View Ave (Applied)0.34 mi SW
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).
Entity-resolved builders & contractors in ½ mile: G Family (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Sun First! (1 on parcel, 1 in ½ mi · Solar / battery storage); Bellows Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (13 in ½ mi · New garage / accessory structure); New Dimension (4 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182472 | Addition (adds square footage) | Issued | Iss. Aug 31, 2026 | $620,000 | Main House, - Remodel, Sm Addn; Window/Door/; Skylights; Electrical In Other Areas. Related T# 94110 |
| 182471 | Remodel / interior alteration | Issued | Iss. Aug 31, 2026 | $220,000 | Guest House - Addition; Remodel; Add Window; Replace Door. Related To T#94075 |
| B44117 | Solar / battery storage | Issued | Iss. Sep 30, 2025 | $90,370 | Install (55) roof mounted PV solar modules and (4) Enphase IQ 10C batteries |
| B17842 | HVAC / heat pump | Issued | Iss. May 23, 2019 | $3,000 | Replacing existing AC for guest house with new 2 ton unit in same location, like for like — Replace Mechanical Appliance |