40 Camino Margarita
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.05008, -122.64885
Executive Verdict · Public-Records Synthesis
Zoned ARP-10 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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through May 31, 2023, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Demolition at 5655 Lucas Valley Rd (0.48 mi NW, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$24,405/yr at $2,083,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,034/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:
- 469,620 sq ft (10.78 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 40 CAMINO MARGARITA
Zoning & Land Use
ARP-10 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-10 (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-10 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-10 (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
- Demolition at 5655 Lucas Valley Rd (Issued)0.48 mi NW
Active in "Issued" for 12.4 yr (first record Jun 19, 2014) with no new permit activity recorded in 12.2 yr.
Entity-resolved builders & contractors in ½ mile: All Phase Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Jaecin Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Transform Sr Home Improvement Products (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (3 in ½ mi · Demolition); Owner (2 in ½ mi · Demolition).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B34108 | Roof replacement | Issued | Iss. May 31, 2023 | $25,000 | Remove composition shingle roofing material and replace with new class A composition shingles. — ReRoofing |
| B26322 | Electrical / panel | Issued | Iss. Jul 15, 2021 | $500 | ADD HEATPUMP UNIT DISCONNECT, WHIPT O UNIT AND 220V 50/60 AMP BREAKER. — New Circuits / Outlets |
| B26321 | HVAC / heat pump | Issued | Iss. Jul 15, 2021 | $17,340 | REPLACE EXISTING GAS FAU WITH SPLIT ELECTRIC HEAT PUMP. 18 SEER, 4 TON, 8 HSPF. FAN COIL IN CLOSET, CONDENSER IN BACKYAR… |