2000 Old Rancheria Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.07238, -122.65977
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$75,240 contributory est.)
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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 4% 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) (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
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)
- ! Year 1 Prop 13 tax reset (~$25,279/yr at $2,159,000)
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
Parcel & Assessor
- Lot size:
- 2,987,127 sq ft (68.58 ac)
- Assessor use:
- Rural - Improved
- Addresses on lot:
- 2000 OLD RANCHERIA 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 A: 1% annual chance flood (Special Flood Hazard Area) (about 4% of the lot); Zone X: minimal flood hazard (about 96% 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: $1,900,000 – $2,418,000 · 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
- Accessory dwelling unit at 2000 Old Rancheria Rd (Applied)On this parcel
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).
- Solar / battery storage (177582) (Issued)On this parcel
Issued after 3 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Accessory dwelling unit (new or conversion) (91782) (Applied)On this parcel
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).
- Plumbing / water heater / sewer (91694) (Applied)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Oxbow Pool And Landscape Contractors (2 on parcel, 2 in ½ mi · New garage / accessory structure); American Solar (2 on parcel, 2 in ½ mi · Solar / battery storage); Larkspur Builders (1 on parcel, 1 in ½ mi · New garage / accessory structure); Jf Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Bellows Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41195 | Solar / battery storage | Issued | Iss. Feb 11, 2025 | $54,750 | Install (4) Tesla Powerwall 3 ESS Batteries. 13.5kWh ea, 54kWh aggregate. |
| B41013 | Electrical / panel | Issued | Iss. Jan 27, 2025 | $6,000 | Install new overhead 400 amp (California 320) service — Service Upgrade |
| 177582 | Solar / battery storage | Issued | Iss. Sep 13, 2024 | $61,700 | Residential Ground Mount P V Array 9.48kw - 24 Modules |
| 177261 | Pool / spa | Issued | Iss. Aug 2, 2024 | $200,000 |