12000 Pt Reyes Petaluma Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.08201, -122.75995
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 $2,102,000 ($1,850,000–$2,354,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$18,360 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 7, 2024).
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) (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 Apr 1, 2024)
- ! Year 1 Prop 13 tax reset (~$24,623/yr at $2,102,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,052/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:
- 5,043,900 sq ft (115.79 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12000 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) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0235D, 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: $1,850,000 – $2,354,000 · 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: Petersen Dean (2 on parcel, 2 in ½ mi · Solar / battery storage); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · HVAC / heat pump); Lowes 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 |
|---|---|---|---|---|---|
| B40113 | HVAC / heat pump | Issued | Iss. Nov 7, 2024 | $5,700 | Replace failed furnace with new furnace — Replace Mechanical Appliance |
| 158097 | Solar / battery storage | Issued | Iss. Apr 3, 2018 | $20,000 | Battery Back Up Express***Expired |
| 158096 | Solar / battery storage | Issued | Iss. Apr 3, 2018 | $347,000 | Pv Kw 7 Express***Expired |
| B13633 | Electrical / panel | Issued | Iss. Oct 31, 2017 | $3,000 | replace 400 amp service with new 400 amp — Service Upgrade |