25 A Farm Rd
San Rafael 94903 · Los Ranchitos · Unincorporated Marin · Coordinates: 37.99168, -122.54064
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,795,000 ($1,580,000–$2,010,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$229,015 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Sep 9, 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)
- ! CAL FIRE High Fire Hazard Severity Zone (Local Responsibility Area) (about 67% of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
Solar / battery storage (91682): Pending in review for 3 yr — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 32 Ranch Rd (0.15 mi SE, 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)
Parcel & Assessor
- Lot size:
- 40,162 sq ft (0.92 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 25A FARM RD; 25 FARM RD
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
- High Fire Hazard Severity Zone (Local Responsibility Area) (about 67% of the lot, map Mar 24, 2025); Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 33% of the lot, map Mar 24, 2025)
- 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: $1,580,000 – $2,010,000 · 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
- Solar / battery storage (91682) (Applied)On this parcel
Pending in review for 3 yr — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- New home at 32 Ranch Rd (Issued)0.15 mi SE
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 at 160 Cir Rd (Applied)0.16 mi N
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).
- Accessory dwelling unit at 200 Valley View Ave (Applied)0.32 mi SE
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: High Definition Solar (4 on parcel, 4 in ½ mi · Electrical / panel); Herbs Pool Service (1 on parcel, 2 in ½ mi · General repair); Natomas Labs Dba Villa Homes (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Hulbert Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Builder Construction (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48273 | Other | Issued | Iss. Sep 9, 2026 | $38,950 | — |
| B43697 | HVAC / heat pump | Issued | Iss. Sep 2, 2025 | $23,460 | Install a 4 ton Mitsubishi ducted Heat Pump. — Replace Mechanical Appliance |
| 176731 | Accessory dwelling unit (new or conversion) | Issued | Iss. Jun 4, 2024 | $72,000 | H U D/H C D Approved Manufactured Home On Permanent Foundation As Det A D U |
| B36323 | Solar / battery storage | Issued | Iss. Dec 4, 2023 | $21,000 | Battery only. Six Enphase 5P batteries (5kw each). Total battery storage 30kw. |