51 Ranch Rd
San Rafael 94903 · Los Ranchitos · Unincorporated Marin · Coordinates: 37.98937, -122.53826
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,772,000 ($1,559,000–$1,985,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$206,646 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest May 12, 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 Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 6% 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
New garage / accessory structure (159031): Issued after 10 mo (1.9× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
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 (390 ft N, 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:
- 57,194 sq ft (1.31 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 51 RANCH RD; 55 RANCH 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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 6% 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: $1,559,000 – $1,985,000 · 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)390 ft N
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)0.13 mi S
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).
- New garage / accessory structure (159031) (Issued)On this parcel
Issued after 10 mo (1.9× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
- New home at 160 Cir Rd (Applied)0.35 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 21 in ½ mi · New garage / accessory structure); Ghirardelli Construction (2 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Vevoa Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (8 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 174035 | Accessory dwelling unit (new or conversion) | Issued | Iss. May 12, 2023 | $55,000 | C O U (E) Detached Structure To A D U & A D U Addition |
| B33284 | Roof replacement | Issued | Iss. Apr 10, 2023 | $15,000 | Tear off 25 squares of existing comp shingles. Leave existing sheathing as is. Install new 30 YR GAF Comp Shingle. — ReR… |
| B26304 | HVAC / heat pump | Issued | Iss. Jul 14, 2021 | $11,585 | 3 TON AC SER 16 CHANGE OUT. — Replace Mechanical Appliance |
| 168774 | Remodel / interior alteration | Issued | Iss. Jul 9, 2021 |