70 Indian Hill Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.07044, -122.74675
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 $2,095,000 ($1,844,000–$2,346,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$11,444 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 9, 2024).
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.38 mi N, entitled). 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 (~$24,543/yr at $2,095,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,045/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:
- 483,037 sq ft (11.09 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 70 INDIAN HILL 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: $1,844,000 – $2,346,000 · 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
- New home (Entitled)0.38 mi N
In "Entitled" for 4.9 yr (since Dec 3, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 95 Indian Hill Rd (aka 100) (Issued)0.13 mi N
Active in "Issued" for 4.8 yr (first record Jan 24, 2022) with no new permit activity recorded in 4.5 yr.
- New home at 140 Laurel Canyon Rd (Issued)0.5 mi NE
Active in "Issued" for 7.9 yr (first record Dec 20, 2018) with no new permit activity recorded in 7.4 yr.
- New home at 40 Laurel Canyon Rd (Finaled / completed)0.42 mi NE
High-impact scale (1 housing unit, $2,600,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Jemico (2 on parcel, 2 in ½ mi · Windows / doors / siding); Tuff Shed (1 on parcel, 1 in ½ mi · New garage / accessory structure); Green Day Power (1 on parcel, 1 in ½ mi · Solar / battery storage); John Owens Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (4 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 177028 | New garage / accessory structure | Issued | Iss. Jul 9, 2024 | $32,000 | Detached Accessory Structure: Garage - Tuff Shed |
| B32332 | Solar / battery storage | Issued | Iss. Jan 20, 2023 | $28,900 | Roof Mount PV Solar 8.690kW with (22) Canadian Solar CS3N-395MS Modules & (22) SolarEdge SE7600H-US Inverter. |
| B31814 | Windows / doors / siding | Issued | Iss. Nov 18, 2022 | $29,197 | Replacing 5 full frame windows-which included 1 door to window conversion using same existing framing and header. — Non-… |
| B30930 | Windows / doors / siding | Issued | Iss. Sep 1, 2022 | $4,669 | Replacing 1 window, retrofit. — Non-structural Door/Window Replacement |
| B27323 | HVAC / heat pump |