2198 Nicasio Valley Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.04375, -122.68334
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 $2,106,000 ($1,853,000–$2,359,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$23,058 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 11, 2022).
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)
- ! Year 1 Prop 13 tax reset (~$24,669/yr at $2,106,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,056/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:
- 1,784,043 sq ft (40.96 ac)
- Assessor use:
- Agricultural - Improved
- Addresses on lot:
- 2198 NICASIO VALLEY RD; 2200 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) (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: $1,853,000 – $2,359,000 · 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
Entity-resolved builders & contractors in ½ mile: Earthwise Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage); Safe And Warm Chimney Service (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner (2 in ½ mi · New garage / accessory structure); Total Concepts (1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B31741 | Solar / battery storage | Issued | Iss. Nov 11, 2022 | $75,000 | Additional 9.49kW PV System and 32 kWh Storage System |
| B29427 | Solar / battery storage | Issued | Iss. Apr 18, 2022 | $21,000 | install battery backups |
| 158678 | HVAC / heat pump | Issued | Iss. Jun 5, 2018 | $6,934 | Wood Burning Insert |