3421 Nicasio Valley Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.05337, -122.70128
Executive Verdict · Public-Records Synthesis
Zoned ARP-60 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,108,000 ($1,855,000–$2,361,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$24,240 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jun 26, 2018).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 4% of the lot of lot)
Zone A: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (about 83% 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 4 Nicasio Creek Rd (0.45 mi N, 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 (~$24,692/yr at $2,108,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,058/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:
- 2,769,109 sq ft (63.57 ac)
- Assessor use:
- Rural - Improved
- Addresses on lot:
- 3421 NICASIO VALLEY 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 83% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 2% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 16% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 4% of the lot); Zone X: minimal flood hazard (about 96% 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: $1,855,000 – $2,361,000 · 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 4 Nicasio Creek Rd (Applied)0.45 mi N
In "Applied" for 5.7 yr (since Feb 24, 2021), 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: Petersen Dean (2 on parcel, 2 in ½ mi · Solar / battery storage); Lifestyle Fiberglass Pools (1 on parcel, 1 in ½ mi · Pool / spa); Richard E Wodehouse (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B15295 | Electrical / panel | Issued | Iss. Jun 26, 2018 | $3,500 | Replacing sub panel — Replace Circuits / Outlets |
| 158095 | Solar / battery storage | Issued | Iss. Apr 3, 2018 | $57,000 | Pv Kw 13 Express***Ext To 7/11/20, Paid Under B15295 |
| 153951 | Pool / spa | Issued | Iss. Dec 5, 2016 | $25,000 | Pool - Viking Island Breeze I I Pool T.D. 11/21/16 |