4299 Nicasio Valley Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.06066, -122.69867
Executive Verdict · Public-Records Synthesis
Zoned RMPC-1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,321,000 ($2,042,000–$2,600,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMPC-1 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Oct 8, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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 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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 4299 Nicasio Valley Rd: In "Applied" for 17 mo (since Jun 9, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 4 Nicasio Creek Rd (0.14 mi W, 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)
Parcel & Assessor
- Lot size:
- 37,287 sq ft (0.86 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 4299 NICASIO VALLEY RD
Zoning & Land Use
RMPC-1 — Residential Commercial Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMPC-1 (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMPC-1 (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMPC-1 (mixed use), 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 (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: $2,042,000 – $2,600,000 · 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 4299 Nicasio Valley Rd (Applied)On this parcel
In "Applied" for 17 mo (since Jun 9, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Other (94253) (Applied)On this parcel
Pending in review for 6 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
- Remodel / interior alteration (90313) (Applied)On this parcel
Pending in review for 4.2 yr (18.3× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Accessory dwelling unit at 4 Nicasio Creek Rd (Applied)0.14 mi W
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: Valentine Builders (1 on parcel, 1 in ½ mi · General repair); Richard E Wodehouse (2 in ½ mi · New garage / accessory structure); North Cal Restoration And Construction (2 in ½ mi · Commercial tenant improvement); Oakwood Construction (1 in ½ mi · New single-family home); Owner Builder (1 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182693 | New garage / accessory structure | Issued | Iss. Oct 8, 2026 | $49,000 | Stabalization Of Water Tower Structure. Project Includes Emergency Stabilization Performed And Future Foundation, Concre… |
| 94253 | Other | Applied | App. May 28, 2026 | — | [A B 2533] Legalize Existing A D U |
| 93258 | Accessory dwelling unit (new or conversion) | Applied | App. Jun 9, 2025 | $50,000 | Legalize Previously Built A D U - B W O P |
| 90313 | Remodel / interior alteration | Applied | App. Sep 15, 2022 | $30,000 |