1655 Old Rancheria Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.07196, -122.66700
Executive Verdict · Public-Records Synthesis
Zoned ARP-20 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,083,000 ($1,833,000–$2,333,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Nov 25, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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
Other (180587): Issued after 21 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2000 Old Rancheria Rd (0.35 mi E, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Parcel & Assessor
- Lot size:
- 1,005,408 sq ft (23.08 ac)
- Assessor use:
- Rural - Improved
- Addresses on lot:
- 1655 OLD RANCHERIA RD
Zoning & Land Use
ARP-20 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-20 (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-20 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-20 (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: $1,833,000 – $2,333,000 · 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
- Other (180587) (Issued)On this parcel
Issued after 21 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- Other (180581) (Issued)On this parcel
Issued after 21 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- Demolition (178926) (Issued)On this parcel
Issued after 11 mo (6.1× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
- Other (177439) (Issued)On this parcel
Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Entity-resolved builders & contractors in ½ mile: Owner Builder (4 on parcel, 5 in ½ mi · Other); Oxbow Pool And Landscape Contractors (2 in ½ mi · New garage / accessory structure); Larkspur Builders (1 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 180587 | Other | Issued | Iss. Nov 25, 2025 | $250,000 | Ag Exempt Barn - B W O P |
| 180581 | Other | Issued | Iss. Nov 25, 2025 | $25,000 | Ag Exempt Storage Barn - B W O P |
| 178926 | Demolition | Issued | Iss. Mar 28, 2025 | $4,000 | Demo Unpermitted Carport - B W O P |
| 177439 | Other | Issued | Iss. Aug 23, 2024 | $25,000 | Retro Permit For (E) Deck - B W O P |