San Rafael 94903 · Los Ranchitos · APN 179-242-06 · Unincorporated Marin
Since October 2024 within ½ mile: 1 homes completed, 2 permitted, 1 proposed or in review.
4 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.
67 permits within ½ mile since October 2024
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.
$1,570,000
Benchmark range: $1,382,000 – $1,758,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 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 Oct 29, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 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 10.5 yr (first record May 11, 2016), with no completion or new permit record in 10.3 yr. · $40,000 declared valuation
Permit issued and active for 10.3 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 yr. · $2,000 declared valuation
In "Entitled" for 7.5 yr (since Apr 24, 2019), with no new permit record in 7.5 yr. · 1 unit
In "Entitled" for 5.9 yr (since Dec 2, 2020), with no new permit record in 5.9 yr. · 1 unit
Permit issued and active for 4.6 yr (first record Mar 22, 2022), with no completion or new permit record in 4.5 yr. · $48,000 declared valuation
Nearby roof replacement (1 Knoll Way): First appeared in published agency feed
Record B48940 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Accessory dwelling unit (new or conversion) (94610): First appeared in published agency feed
Detected between upstream data snapshots
Int. Remodel. Convert Family Room And Office To J A D U. Add Closet In Bedroom, (N) Half Bath. Remove (E) Tub And Replace With Shower. Various M E P
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff window
Accessory dwelling unit (new or conversion) permit application filed (94610)
Current status: Applied
Int. Remodel. Convert Family Room And Office To J A D U. Add Closet In Bedroom, (N) Half Bath. Remove (E) Tub And Replace With Shower. Various M E P · Declared valuation: $200,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
EV charger permit application filed (B47183)
Current status: Issued
Service Upgrade, EV Charging Station · Declared valuation: $11,951 · Contractor: Rocky Hill Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
EV charger permit issued (B47183)
Recorded status: Issued
Service Upgrade, EV Charging Station · Declared valuation: $11,951 · Contractor: Rocky Hill Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
19 Indian Rd (Adu 19a) · 1 unit · $350,000 valuation
Records span Mar 21, 2024 to Jul 16, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Records span Aug 15, 2023 to Apr 14, 2025 (0 permits).
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 $1,210,123 in September 2023 to $1,237,445 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
2 units
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 $1,252,503 in September 2022 to $1,210,123 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
44 Cir Rd · 1 unit · $1,850,000 valuation
Records span May 10, 2022 to Sep 7, 2023 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
72 Cir Rd · 1 unit · $75,000 valuation
Records span Dec 30, 2021 to Jul 24, 2023 (2 permits).
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 →New permit record (94610) appeared in snapshot Oct 29, 2026.
Active in "Issued" for 10.3 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).
Active in "Issued" for 10.5 yr (first record May 11, 2016) with no new permit activity recorded in 10.3 yr.
Active in "Issued" for 4.6 yr (first record Mar 22, 2022) with no new permit activity recorded in 4.5 yr.
Active in "Entitled" for 2.3 yr (first record Jul 19, 2024) with no new permit activity recorded in 2.3 yr.
Active in "Issued" for 4.8 yr (first record Dec 30, 2021) with no new permit activity recorded in 3.3 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 175 parcels
Small prior baseline
City baseline: 16.5 / 1k
8 in trailing 24m
Includes 2 ADUs
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 ($15,700/yr) + local voter-approved bond debt ($2,355/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$78,293/yr
Cash needed: $345,400
NOI: $16,972/yr
P&I: $7,939/mo
For $0/mo net cash flow
At $4,175/mo 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 | −$7,004/mo | -24.3% | $13,618/mo | −$6,988/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$6,524/mo | -22.7% | $12,604/mo | −$6,271/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 | −$6,249/mo | -21.7% | $12,312/mo | −$5,726/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.
Applied1 unitsOct 28, 2026 – Oct 28, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Int. Remodel. Convert Family Room And Office To J A D U. Add Closet In Bedroom, (N) Half Bath. Remove (E) Tub And Replace With Shower. Various M E P
Service Upgrade, EV Charging Station
replace failed ducting with new ducting-12 runs of alumaflex — Replace Ductwork, Replace Mechanical Appliance
Bath Remoodel
REPLACING 11 WINDOWS LIKE FOR LIKE — Non-structural Door/Window Replacement
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Oct 29, 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 Oct 26, 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 Oct 29, 2026
1.01 acres
Assessor's classification for assessment purposes. This is not zoning.
16 OAK RIDGE RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 29, 2026
Search by parcel number 179-242-06. Assessed value is not market value.
Search by parcel number 179-242-06 (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.