25 Los Pinos
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.03940, -122.65091
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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Nov 22, 2020, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 40 Los Pinos (0.48 mi SE, 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:
- 964,070 sq ft (22.13 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 25 LOS PINOS
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
- Accessory dwelling unit at 40 Los Pinos (Issued)0.48 mi SE
Active in "Issued" for 2.3 yr (first record Jul 24, 2024) with no new permit activity recorded in 2.3 yr.
- Demolition at 51 Via Del Sol (Issued)0.49 mi E
Active in "Issued" for 6.1 yr (first record Oct 15, 2020) with no new permit activity recorded in 5.8 yr.
Entity-resolved builders & contractors in ½ mile: Forster Pump And Engineering (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (2 in ½ mi · Demolition); Owner (1 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B24239 | HVAC / heat pump | Issued | Iss. Nov 22, 2020 | $15,000 | 92% 80k BTU FAU C/O, DUCT REPLACEMENT OF 8 RUNS — Replace Mechanical Appliance |
| 145972 | Plumbing / water heater / sewer | Issued | Iss. Feb 23, 2015 | $25,000 | Water Line |