40 Los Pinos
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.03807, -122.64715
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 $2,354,000 ($2,072,000–$2,636,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$270,880 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Sep 11, 2025).
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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 40 Los Pinos: Active in "Issued" for 2.3 yr (first record Jul 24, 2024) with no new permit activity recorded in 2.3 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Demolition at 51 Via Del Sol (0.3 mi E, 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)
Parcel & Assessor
- Lot size:
- 496,584 sq ft (11.40 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 40 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: $2,072,000 – $2,636,000 · 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)On this parcel
Active in "Issued" for 2.3 yr (first record Jul 24, 2024) with no new permit activity recorded in 2.3 yr.
- New garage / accessory structure (73806) (Applied)On this parcel
Pending in review for 11.6 yr (25.8× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Demolition at 51 Via Del Sol (Issued)0.3 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: Rocky Hill Electric (3 on parcel, 3 in ½ mi · Electrical / panel); Owner (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Pac Solar (2 on parcel, 2 in ½ mi · Solar / battery storage); Freemodel (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Herbs Pool Service (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (12 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43837 | Plumbing / water heater / sewer | Issued | Iss. Sep 11, 2025 | $1,500 | Replacement water heater. — Replace Mechanical Appliance |
| B40179 | Plumbing / water heater / sewer | Issued | Iss. Nov 14, 2024 | $500 | New gas turn off, replacement of vacuum outlets to regular outlets, Refrigerator plug — Replace Circuits / Outlets; Repl… |
| B38862 | Accessory dwelling unit (new or conversion) | Issued | Iss. Jul 24, 2024 | $7,500 | 2x new 20A 120v circuits (ADU fridge and ADU dishwasher) 2x new 240V circuits in garage( 50A for EV charger, 20A for equ… |
| B38633 | Electrical / panel | Issued | Iss. Jul 8, 2024 |