9 Poco Paso
San Rafael 94903 · Los Ranchitos · Unincorporated Marin · Coordinates: 37.98857, -122.54167
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 $1,714,000 ($1,508,000–$1,920,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$148,500 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 2, 2023).
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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (175090): Issued after 11 mo (2.1× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
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 (0.22 mi NE, 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:
- 57,020 sq ft (1.31 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 9 POCO PASO
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: $1,508,000 – $1,920,000 · 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)0.22 mi NE
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).
- Accessory dwelling unit at 200 Valley View Ave (Applied)0.2 mi E
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).
- Addition (adds square footage) (175090) (Issued)On this parcel
Issued after 11 mo (2.1× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
- New home (Entitled)0.3 mi SW
In "Entitled" for 6.4 yr (since Jun 18, 2020), 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: Mayer And (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Able Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Pac Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Allen Heating And Sheet Metal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Saw Designs (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 175090 | Addition (adds square footage) | Issued | Iss. Oct 2, 2023 | $95,000 | Expand Den; Remodel Bath; [N] Deck Rail; Replace Deck With Smaller |
| 161563 | Addition (adds square footage) | Issued | Iss. May 20, 2019 | $150,000 | Rmdl Kitch, Dining Room, Laundry Room, & Bathroom, Add Window In Din Rm T.D. 4/8/19 |
| B11126 | Roof replacement | Issued | Iss. Oct 3, 2016 | $23,925 | Tear-off, re-sheath & re-roof — ReRoofing; With Electronic Inspection |
| 152117 | Solar / battery storage | Issued | Iss. May 25, 2016 | $16,500 | P V Sys 5.32 K W - Express, E-Insp |
| 146449 | HVAC / heat pump | Issued | Iss. Mar 31, 2015 |