95 Indian Hill Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.06635, -122.74200
Executive Verdict · Public-Records Synthesis
Zoned ARP-60 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,302,000 ($2,026,000–$2,578,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$218,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest May 5, 2022).
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) (about 82% 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 95 Indian Hill Rd (aka 100): Active in "Issued" for 4.8 yr (first record Jan 24, 2022) with no new permit activity recorded in 4.5 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$26,923/yr at $2,302,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,244/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:
- 7,055,762 sq ft (161.98 ac)
- Assessor use:
- Agricultural - Improved
- Addresses on lot:
- 100 INDIAN HILL RD; 95 INDIAN HILL 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) (about 82% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 18% 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: $2,026,000 – $2,578,000 · 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 95 Indian Hill Rd (aka 100) (Issued)On this parcel
Active in "Issued" for 4.8 yr (first record Jan 24, 2022) with no new permit activity recorded in 4.5 yr.
- New garage / accessory structure (89450) (Applied)On this parcel
Pending in review for 4.8 yr (10.7× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Kerr Construction (1 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 171347 | Accessory dwelling unit (new or conversion) | Issued | Iss. May 5, 2022 | $475,000 | A D U; Deck; Carport M C F D T U S D |
| 89450 | New garage / accessory structure | Applied | App. Jan 26, 2022 | — | Carport |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2022).