55 Oak Ridge Rd
San Rafael 94903 · Los Ranchitos · Unincorporated Marin · Coordinates: 37.99393, -122.54753
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 $1,566,000 ($1,378,000–$1,754,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Nov 11, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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) (all 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.33 mi NE, entitled). 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 (~$18,459/yr at $1,566,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,538/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:
- 35,501 sq ft (0.81 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 55 OAK RIDGE 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) (all 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: $1,378,000 – $1,754,000 · 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 (Entitled)0.33 mi NE
In "Entitled" for 7.6 yr (since Apr 24, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 160 Cir Rd (Applied)0.36 mi E
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).
- New home (Entitled)0.46 mi NE
In "Entitled" for 5.9 yr (since Dec 2, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 95 Oak Ridge Rd (Issued)450 ft S
Active in "Issued" for 10.5 yr (first record May 11, 2016) with no new permit activity recorded in 10.3 yr.
Entity-resolved builders & contractors in ½ mile: Haddon Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Safe And Warm Chimney Service (1 on parcel, 1 in ½ mi · HVAC / heat pump); S Waters Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Lux Lighting Design And Electrical (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (12 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 |
|---|---|---|---|---|---|
| B27728 | HVAC / heat pump | Issued | Iss. Nov 11, 2021 | $16,785 | Replace existing furnace and AC with new like same AFUE 97% 16 SEER — Replace Mechanical Appliance |
| B27499 | Electrical / panel | Issued | Iss. Oct 28, 2021 | $1,200 | Upgrading Interior 100 Amp Zinsco Sub-Panel. Existing location is inside closet. Panel will be turned 180 degrees to fac… |
| B16796 | Plumbing / water heater / sewer | Issued | Iss. Jan 9, 2019 | $2,337 | Emergency replacment of a 50 Gallon Water Heater — Replace Plumbing Fixtures(s) |
| 145906 | HVAC / heat pump | Issued | Iss. Feb 18, 2015 | $4,483 | Instal Gas Burning Frplc, Elec. Blower |