1600 Old Rancheria Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.07515, -122.66988
Executive Verdict · Public-Records Synthesis
Zoned ARP-20 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,154,000 ($1,896,000–$2,412,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$70,296 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Sep 24, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 23% 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 4% 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
Demolition at 1600 Old Rancheria Rd: Active in "Issued" for 3.7 yr (first record Feb 22, 2023) with no new permit activity recorded in 3.4 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$25,221/yr at $2,154,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,102/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:
- 513,006 sq ft (11.78 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1600 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) (about 4% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 96% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 23% of the lot); Zone X: minimal flood hazard (about 77% 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: $1,896,000 – $2,412,000 · 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
- Demolition at 1600 Old Rancheria Rd (Issued)On this parcel
Active in "Issued" for 3.7 yr (first record Feb 22, 2023) with no new permit activity recorded in 3.4 yr.
- Solar / battery storage (84533) (Applied)On this parcel
Pending in review for 7 yr — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Solar / battery storage (84532) (Applied)On this parcel
Pending in review for 7 yr — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Solar / battery storage (163095) (Issued)On this parcel
Issued after 6 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Entity-resolved builders & contractors in ½ mile: Bartsch Bert (4 on parcel, 4 in ½ mi · Solar / battery storage); Avalos Sheet Metal (1 on parcel, 1 in ½ mi · Roof replacement); Metal Roof System (1 on parcel, 1 in ½ mi · Roof replacement); Fip Builders (1 on parcel, 1 in ½ mi · Demolition); Bert Bartsch (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 |
|---|---|---|---|---|---|
| B44045 | Roof replacement | Issued | Iss. Sep 24, 2025 | $55,000 | remove standing seam roof and replace with standing seam — ReRoofing |
| 174222 | Demolition | Issued | Iss. Jun 7, 2023 | $13,000 | Demo Horse Stables |
| 84533 | Solar / battery storage | Applied | App. Nov 4, 2019 | $15,000 | Battery Backup - Express |
| 84532 | Solar / battery storage | Applied | App. Nov 4, 2019 | $15,000 | Rooftop Solar 3.72 K W - Express |