45 Los Pinos
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.03615, -122.64709
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 $2,101,000 ($1,849,000–$2,353,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Aug 21, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 40 Los Pinos (0.18 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 (~$24,612/yr at $2,101,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,051/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:
- 500,374 sq ft (11.49 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 45 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: $1,849,000 – $2,353,000 · 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
Nearby Activity (½ mile radius, since November 2024)
0 active or recent development projects and 5 total building permits recorded within ½ mile.
- Building systems5 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 40 Los Pinos (Issued)0.18 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)0.37 mi NE
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: Earthwise Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Rasmussen Dv And Son (3 in ½ mi · New garage / accessory structure); Hendrickson Pools (1 in ½ mi · Pool / spa); Owner (1 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43529 | Solar / battery storage | Issued | Iss. Aug 21, 2025 | $68,482 | 11.04 kW Solar Project including a 30kWh Battery System |