100 Road To Ranches
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.06689, -122.70719
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 $2,196,000 ($1,932,000–$2,460,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$112,860 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Apr 19, 2023).
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 51% 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 29 Lafranchi Ln (0.45 mi S, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$25,704/yr at $2,196,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,142/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:
- 3,999,897 sq ft (91.83 ac)
- Assessor use:
- Farmland - Imprv
- Addresses on lot:
- 100 ROAD TO RANCHES
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 51% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 49% 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: $1,932,000 – $2,460,000 · 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
- Accessory dwelling unit at 29 Lafranchi Ln (Applied)0.45 mi S
In "Applied" for 5.1 yr (since Oct 19, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New commercial building at 5300 Nicasio Valley Rd (Issued)0.29 mi E
Active in "Issued" for 9.6 yr (first record Mar 27, 2017) with no new permit activity recorded in 9.1 yr.
- New home at 1 Lafranchi Ln (Finaled / completed)0.41 mi SE
High-impact scale (1 housing unit, $880,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Ielmorini Electric (3 on parcel, 3 in ½ mi · Electrical / panel); Fault Line Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Simply Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Marin County Roofing (1 on parcel, 1 in ½ mi · Roof replacement); North Cal Restoration And Construction (2 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33436 | Solar / battery storage | Issued | Iss. Apr 19, 2023 | $70,505 | 18 kW RESIDENTIAL PV SOLAR, FLUSH ROOF MOUNT, GRID TIED |
| B29758 | Electrical / panel | Issued | Iss. May 16, 2022 | $6,500 | main panel upgrade — Service Upgrade |
| 170321 | Remodel / interior alteration | Issued | Iss. Jan 5, 2022 | $210,000 | Remodel; [N] Entry Deck, [N] Rear Deck; Partial Roof Covering *Subject To Change With Plan Review* |
| B26469 | Electrical / panel | Issued | Iss. Sep 1, 2021 | $1,500 | main panel upgrade — Service Upgrade |
| B25370 | Electrical / panel | Issued | Iss. Apr 11, 2021 |