3200 Nicasio Valley Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.05754, -122.69122
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 $2,226,000 ($1,959,000–$2,493,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$142,928 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Apr 14, 2025).
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 77% 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
Other (90146): Pending in review for 4.3 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 4299 Nicasio Valley Rd (0.45 mi NW, 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:
- 2,542,292 sq ft (58.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 3200 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 77% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 23% 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: $1,959,000 – $2,493,000 · 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
- Other (90146) (Applied)On this parcel
Pending in review for 4.3 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New garage / accessory structure (170503) (Issued)On this parcel
Issued after 15 mo (2.8× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
- Accessory dwelling unit at 4299 Nicasio Valley Rd (Applied)0.45 mi NW
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: Owner Builder (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Connacht Construction (1 on parcel, 1 in ½ mi · New garage / accessory structure); Urban Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Petersen Dean (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42010 | Roof replacement | Issued | Iss. Apr 14, 2025 | $23,500 | replace roof on barn — ReRoofing |
| 90146 | Other | Applied | App. Jul 26, 2022 | $15,000 | Barn, Ag Exempt |
| 170503 | New garage / accessory structure | Issued | Iss. Jan 27, 2022 | $96,000 | Tear Down Reb. Garage T.D. 11-9-20 |
| B27769 | Solar / battery storage | Issued | Iss. Nov 22, 2021 | $72,979 | Solar/Battery storage installation 15.7 kW |
| B17445 | HVAC / heat pump | Issued | Iss. Apr 9, 2019 | $19,800 |