Nicasio 94946 · Nicasio · APN 121-250-50 · Unincorporated Marin
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 $2,159,000 ($1,900,000–$2,418,000).
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Feb 11, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
5 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
$2,159,000
Benchmark range: $1,900,000 – $2,418,000
Accessory dwelling unit at 2000 Old Rancheria Rd: In "Applied" for 2.9 yr (since Dec 18, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,107/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of ARP-60 as agricultural, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Applied" for 2.9 yr (since Dec 18, 2023), with no new permit record in 2.9 yr. · 1 unit · $600,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $2,055,088 in September 2025 to $2,118,994 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94946 (not a parcel appraisal)
Annual ZIP 94946 home-value index checkpoint
Changed from $2,152,177 in September 2024 to $2,055,088 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94946 (not a parcel appraisal)
Solar / battery storage permit application filed (B41195)
Current status: Issued
Install (4) Tesla Powerwall 3 ESS Batteries. 13.5kWh ea, 54kWh aggregate. · Declared valuation: $54,750 · Contractor: American Solar Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B41195)
Recorded status: Issued
Install (4) Tesla Powerwall 3 ESS Batteries. 13.5kWh ea, 54kWh aggregate. · Declared valuation: $54,750 · Contractor: American Solar Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B41013)
Current status: Issued
Install new overhead 400 amp (California 320) service — Service Upgrade · Declared valuation: $6,000 · Contractor: Jf Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B41013)
Recorded status: Issued
Install new overhead 400 amp (California 320) service — Service Upgrade · Declared valuation: $6,000 · Contractor: Jf Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94946 home-value index checkpoint
Changed from $2,146,567 in September 2023 to $2,152,177 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94946 (not a parcel appraisal)
Solar / battery storage permit issued (177582)
Recorded status: Issued
Residential Ground Mount P V Array 9.48kw - 24 Modules · Declared valuation: $61,700 · Contractor: American Solar Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Pool / spa permit issued (177261)
Recorded status: Issued
New Pool, Spa & Pool Equipment · Declared valuation: $200,000 · Contractor: Oxbow Pool And Landscape Contractors Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (177122)
Recorded status: Issued
Ret Walls; Arbor; Entry Gate; Gas Line; Landscaping · Declared valuation: $200,000 · Contractor: Oxbow Pool And Landscape Contractors Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit application filed (177582)
Current status: Issued
Residential Ground Mount P V Array 9.48kw - 24 Modules · Declared valuation: $61,700 · Contractor: American Solar Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (91782)
Current status: Applied
New A D U; Utility; Deck · Declared valuation: $600,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (91694)
Current status: Applied
Cold Plunge Inside Retaining Walls (Being Done As A Single Permit With 91622 Per N H.) See Holds · Declared valuation: $200,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (177122)
Current status: Issued
Ret Walls; Arbor; Entry Gate; Gas Line; Landscaping · Declared valuation: $200,000 · Contractor: Oxbow Pool And Landscape Contractors Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Pool / spa permit application filed (177261)
Current status: Issued
New Pool, Spa & Pool Equipment · Declared valuation: $200,000 · Contractor: Oxbow Pool And Landscape Contractors Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →In "Applied" for 2.9 yr (since Dec 18, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Issued after 3 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Pending in review for 2.9 yr (5.2× the 204d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in Unincorporated Marin (median 204d, 90th pct 549d, n=298).
Pending in review for 3 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Issued after 9 mo (2.1× the 136d median) — above the 75th percentile for pool / spa permits in Unincorporated Marin (median 136d, 75th pct 241d, n=162).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Oxbow Pool And Landscape Contractors | New garage / accessory structure | 2 on parcel2 in ½ mi | $400,000 | 0 vs 4 prior |
| American Solar | Solar / battery storage | 2 on parcel2 in ½ mi | $116,450 | 0 vs 0 prior |
| Larkspur Builders | New garage / accessory structure | 1 on parcel1 in ½ mi | $750,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 205d prior) |
HUD Small Area Fair Market Rent · ZIP 94946
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($21,600/yr) + local voter-approved bond debt ($3,240/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$131,792/yr
Cash needed: $475,200
NOI: -$726/yr
P&I: $10,922/mo
For $0/mo net cash flow
At $3,000/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,760/mo | −$11,327/mo | -28.6% | $18,572/mo | −$11,405/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$10,983/mo | -27.7% | $17,189/mo | −$10,890/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,180/mo | −$10,785/mo | -27.2% | $16,790/mo | −$10,499/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Applied1 unitsDec 18, 2023 – Dec 18, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Install (4) Tesla Powerwall 3 ESS Batteries. 13.5kWh ea, 54kWh aggregate.
Install new overhead 400 amp (California 320) service — Service Upgrade
Residential Ground Mount P V Array 9.48kw - 24 Modules
New Pool, Spa & Pool Equipment
Ret Walls; Arbor; Entry Gate; Gas Line; Landscaping
New A D U; Utility; Deck
Cold Plunge Inside Retaining Walls (Being Done As A Single Permit With 91622 Per N H.) See Holds
Whole House Struct Remod & Addtn, Deck, Reroof, Spa, Covered Porch; Sauna; Outdoor Shower
Replacing existing 50 gallon direct vent propane water heater and expansion tank — Replace Plumbing Fixtures(s)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
68.58 acres
Assessor's classification for assessment purposes. This is not zoning.
2000 OLD RANCHERIA RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 121-250-50. Assessed value is not market value.
Search by parcel number 121-250-50 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Jf Electric | Electrical / panel | 1 on parcel1 in ½ mi | $6,000 | 0 vs 0 prior |
| Bellows Plumbing Heating And Air | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $3,000 | 0 vs 0 prior |
| Hendrickson Pools Recent nearby: 4000 Old Rancheria Rd (Sep 6, 2023) | Pool / spa | 1 in ½ mi | $198,450 | 3 vs 4 prior |
| Accessory dwelling unit (new or conversion)On this parcel | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Pool / spaOn this parcel | 162 | 84d | 136d | 241d | 393d | 128d(vs 155d prior) |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.