11100 Pt Reyes Petaluma Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.12163, -122.73900
Executive Verdict · Public-Records Synthesis
Zoned ARP-60 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,095,000 ($1,844,000–$2,346,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$12,160 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 12, 2020).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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 (State Responsibility Area) (about 95% 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 Apr 1, 2024)
- ! Year 1 Prop 13 tax reset (~$24,543/yr at $2,095,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,045/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:
- 37,245,630 sq ft (855.04 ac)
- Assessor use:
- Rural - Improved
- Addresses on lot:
- 11100 PT REYES PETALUMA RD
Zoning & Land Use
ARP-60 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-60 (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 ARP-60 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-60 (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 95% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 5% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0275D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,844,000 – $2,346,000 · Status: Off market
HUD Small Area FMR (ZIP 94946) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,730 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Downing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Rca Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 166249 | Solar / battery storage | Issued | Iss. Nov 12, 2020 | $6,000 | Energy Storage System |
| 166247 | Solar / battery storage | Issued | Iss. Nov 12, 2020 | $12,500 | Photovoltaic 2.4kw |
| B22825 | Electrical / panel | Issued | Iss. Jun 19, 2020 | $4,500 | Move 100A sub-panel from inside mudroom to exterior of house, same amps. — Service Upgrade |
| 155272 | HVAC / heat pump | Issued | Iss. Apr 24, 2017 | $6,540 | Replace Furnace |