2401 Nicasio Valley Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.04297, -122.69082
Executive Verdict · Public-Records Synthesis
Zoned ARP-5 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,206,000 ($1,941,000–$2,471,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$123,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 8, 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) (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
Remodel / interior alteration (156801): Issued after 6 mo (2.2× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$25,819/yr at $2,206,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,152/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:
- 364,031 sq ft (8.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2401 NICASIO VALLEY RD
Zoning & Land Use
ARP-5 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-5 (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-5 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-5 (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) (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: $1,941,000 – $2,471,000 · 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
- Remodel / interior alteration (156801) (Issued)On this parcel
Issued after 6 mo (2.2× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
Entity-resolved builders & contractors in ½ mile: Owner (2 on parcel, 2 in ½ mi · New garage / accessory structure); Total Concepts (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Hendrickson Pools (1 on parcel, 1 in ½ mi · Pool / spa); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40760 | Plumbing / water heater / sewer | Issued | Iss. Jan 8, 2025 | $2,200 | Replace tankless water heater that failed and located in the garage and will install a new tankless water heater in the … |
| 156801 | Remodel / interior alteration | Issued | Iss. Oct 18, 2017 | $300,000 | Rmdl 2 Bdrm Guest House T.D. 6/16/17 |
| 156800 | New garage / accessory structure | Issued | Iss. Oct 18, 2017 | $150,000 | Rmdl 1 Bdrm Guest House - Not A Dwelling Unit T.D. 6/16/17 |
| 153367 | Pool / spa | Issued | Iss. Sep 28, 2016 | $120,000 | Pool & Spa***Expired |
| 149787 | Remodel / interior alteration | Issued | Iss. Nov 12, 2015 |