1755 Old Rancheria Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.07908, -122.66748
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 $2,083,000 ($1,833,000–$2,333,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jun 5, 2025, 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 5% 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 92% 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: Demolition at 1600 Old Rancheria Rd (0.3 mi SW, issued). 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 (~$24,405/yr at $2,083,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,034/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:
- 4,747,212 sq ft (108.98 ac)
- Assessor use:
- Agricultural - Improved
- Addresses on lot:
- 1755 OLD RANCHERIA 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 92% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 8% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 5% of the lot); Zone X: minimal flood hazard (about 95% 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: $1,833,000 – $2,333,000 · 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
- Demolition at 1600 Old Rancheria Rd (Issued)0.3 mi SW
Active in "Issued" for 3.7 yr (first record Feb 22, 2023) with no new permit activity recorded in 3.4 yr.
Entity-resolved builders & contractors in ½ mile: Able Roofing (2 on parcel, 2 in ½ mi · Roof replacement); J And J Electric (2 on parcel, 2 in ½ mi · Other).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42668 | Roof replacement | Issued | Iss. Jun 5, 2025 | $42,755 | REMOVE AND REPLACE CLASS A COMP SHINGLE ROOF ON STABLE. — ReRoofing; With Electronic Inspection |
| B26909 | Other | Issued | Iss. Sep 3, 2021 | $7,000 | Provide and install 9kw generator for well backup. |
| 168585 | Plumbing / water heater / sewer | Issued | Iss. Jun 22, 2021 | $16,000 | Generator |
| B16109 | Roof replacement | Issued | Iss. Oct 7, 2018 | $38,700 | REMOVE AND REPLACE CLASS A COMP SHINGLE ROOF. — ReRoofing; With Electronic Inspection |