2800 Nicasio Valley Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.05097, -122.68858
Executive Verdict · Public-Records Synthesis
Zoned ARP-40 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,099,000 ($1,847,000–$2,351,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,840 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Apr 14, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 15% 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 55% 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
Electrical / panel (166745): Issued after 2 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$24,589/yr at $2,099,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,049/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:
- 3,239,557 sq ft (74.37 ac)
- Assessor use:
- Agricultural - Improved
- Addresses on lot:
- 2800 NICASIO VALLEY RD
Zoning & Land Use
ARP-40 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-40 (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-40 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-40 (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 55% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 45% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 15% of the lot); Zone X: minimal flood hazard (about 85% 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: $1,847,000 – $2,351,000 · 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
- Electrical / panel (166745) (Issued)On this parcel
Issued after 2 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Other (155218) (Issued)On this parcel
Issued after 5 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- Electrical / panel (144212) (Issued)On this parcel
Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Entity-resolved builders & contractors in ½ mile: Fault Line Builders (3 on parcel, 3 in ½ mi · New garage / accessory structure); Owner (2 on parcel, 2 in ½ mi · Other); Redhorse Constructors (1 on parcel, 1 in ½ mi · General repair); Simply Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Broken Arrow Communications (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (10 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33437 | Solar / battery storage | Issued | Iss. Apr 14, 2023 | $67,605 | RESIDENTIAL PV SOLAR, FLUSH ROOF MOUNT, GRID TIED |
| B26810 | Electrical / panel | Issued | Iss. Aug 27, 2021 | $1,050 | Replace existing subpanel power to garden shed, patching siding — Replace Circuits / Outlets; Siding Replacement |
| 167315 | New single-family home | Issued | Iss. Mar 5, 2021 | $340,000 | Tear Down And Rebuild Ag. Worker Housing, New Deck T.D. 2-24-20 |
| 166745 | Electrical / panel | Issued | Iss. Jan 4, 2021 | $20,000 |