4499 Nicasio Valley Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.06149, -122.69932
Executive Verdict · Public-Records Synthesis
Zoned RMPC-1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,188,000 ($1,925,000–$2,451,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Apr 18, 2023, 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
- ! FEMA Special Flood Hazard Area (A, about 11% 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 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 4 Nicasio Creek Rd (0.14 mi SW, 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 (~$25,612/yr at $2,188,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,134/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:
- 11,238 sq ft (0.26 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 4499 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 A: 1% annual chance flood (Special Flood Hazard Area) (about 11% of the lot); Zone X: minimal flood hazard (about 89% 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: $1,925,000 – $2,451,000 · 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)0.14 mi SW
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).
- Accessory dwelling unit at 29 Lafranchi Ln (Applied)0.27 mi W
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)0.34 mi NW
Active in "Issued" for 9.6 yr (first record Mar 27, 2017) with no new permit activity recorded in 9.1 yr.
- Accessory dwelling unit at 4299 Nicasio Valley Rd (Applied)380 ft SE
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).
Entity-resolved builders & contractors in ½ mile: New Cap Roofing (1 on parcel, 1 in ½ mi · Roof replacement); 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 (1 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33496 | Roof replacement | Issued | Iss. Apr 18, 2023 | $36,000 | Tear off existing roof and replace with class a shingles. No structural changes to be made. — ReRoofing |