50 Indian Hill Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.07153, -122.74583
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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Nov 6, 2024, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.3 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 (~$24,405/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:
- 416,826 sq ft (9.57 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 50 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: $1,833,000 – $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
- New home (Entitled)0.3 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)490 ft NW
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)0.42 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)0.34 mi NE
High-impact scale (1 housing unit, $2,600,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Levine Design And Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (4 in ½ mi · New garage / accessory structure); Fairweather And Associates (3 in ½ mi · New garage / accessory structure); Kerr Construction (1 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40085 | Plumbing / water heater / sewer | Issued | Iss. Nov 6, 2024 | $1,200 | Replace failed 50 gal tank wh located in closet area and install a new 50 gallon tank water heater in same location. — R… |
| 147879 | Addition (adds square footage) | Issued | Iss. Jul 6, 2015 | $130,000 | (12) Addition And Storage T.D. 12/4/14 |