5575 Nicasio Valley Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.07415, -122.70637
Executive Verdict · Public-Records Synthesis
Zoned ARP-60-HOD in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,094,000 ($1,843,000–$2,345,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$10,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 7, 2026).
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)
about 99% 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 (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 (~$24,531/yr at $2,094,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,044/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:
- 603,829 sq ft (13.86 ac)
- Assessor use:
- Tax Exempt
- Addresses on lot:
- 5575 NICASIO VALLEY RD; 5600 NICASIO VALLEY RD
Zoning & Land Use
ARP-60-HOD — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-60-HOD (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-HOD (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-60-HOD (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate 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 (about 99% 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: $1,843,000 – $2,345,000 · 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: B And T Service Station Contractors (2 on parcel, 2 in ½ mi · New garage / accessory structure); Alvila Group Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182069 | Commercial tenant improvement | Issued | Iss. Jul 7, 2026 | $560,000 | T I Nicasio Corporation Yard - Restrooms, Kitchen, Crew Room & Office. County Project. |
| 164820 | New garage / accessory structure | Issued | Iss. Jun 5, 2020 | $55,830 | New Canopy Over Gasoline Island |
| 164819 | New garage / accessory structure | Issued | Iss. Jun 5, 2020 | $55,830 | New Canopy Over Diesel Fuel Island T.D. 10/25/19 |
| 154075 | Solar / battery storage | Issued | Iss. Dec 14, 2016 | $138,606 | P V Sys 33 K W - Commercial |