Nicasio 94946 · Nicasio · APN 164-310-02 · Unincorporated Marin
Zoned ARP-30 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,141,000 ($1,884,000–$2,398,000).
Public building records show issued construction/renovation work on this parcel (30 total permits, latest May 6, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
3 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
$2,141,000
Benchmark range: $1,884,000 – $2,398,000
Demolition at 3838 Lucas Valley Rd: Active in "Issued" for 12.8 yr (first record Feb 11, 2014) with no new permit activity recorded in 12.7 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,089/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of ARP-30 as agricultural, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 12.8 yr (first record Feb 11, 2014), with no completion or new permit record in 12.7 yr. · $24,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $2,055,088 in September 2025 to $2,118,994 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94946 (not a parcel appraisal)
Annual ZIP 94946 home-value index checkpoint
Changed from $2,152,177 in September 2024 to $2,055,088 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94946 (not a parcel appraisal)
Electrical / panel permit issued (179200)
Recorded status: Issued
Modifications To (E) Wireless Telecom Facility; Foundation Modifications - Verizon Wireless · Declared valuation: $120,000 · Contractor: Vasko Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit issued (178369)
Recorded status: Issued
T I - Convert Portion Of (E) Storage Area Into (N) Office Space · Declared valuation: $20,000 · Contractor: Charles & Sons Builders Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit issued (178365)
Recorded status: Issued
Convert Office Space In Commercial Kitchen To Walk In Freezer T.D. 11-14-24 · Declared valuation: $100,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit application filed (178365)
Current status: Issued
Convert Office Space In Commercial Kitchen To Walk In Freezer T.D. 11-14-24 · Declared valuation: $100,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94946 home-value index checkpoint
Changed from $2,146,567 in September 2023 to $2,152,177 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94946 (not a parcel appraisal)
Commercial tenant improvement permit application filed (178369)
Current status: Issued
T I - Convert Portion Of (E) Storage Area Into (N) Office Space · Declared valuation: $20,000 · Contractor: Charles & Sons Builders Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (179200)
Current status: Issued
Modifications To (E) Wireless Telecom Facility; Foundation Modifications - Verizon Wireless · Declared valuation: $120,000 · Contractor: Vasko Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94946 home-value index checkpoint
Changed from $2,246,416 in September 2022 to $2,146,567 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94946 (not a parcel appraisal)
Annual ZIP 94946 home-value index checkpoint
Changed from $2,090,467 in September 2021 to $2,246,416 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94946 (not a parcel appraisal)
Annual ZIP 94946 home-value index checkpoint
Changed from $1,618,926 in September 2020 to $2,090,467 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94946 (not a parcel appraisal)
Plumbing / water heater / sewer permit issued (168891)
Recorded status: Issued
Back-Up Generator For Cell Site - T-Mobile · Declared valuation: $25,000 · Contractor: Infinity Communications Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B26344)
Current status: Issued
Power upgrade for (E) T-Mobile equipment cabinets at (E) Crown Castle cell tower location. Tap into (E) 600A switchgear, install (N) 200A main breaker for T-Mobile. Install (N) h-frame support for (N) 200A PPC panel. Install (N) Emon Demon power reader at (N) PPC location on h-frame support. Trench and run conductors from (E) switchgear to (N) PPC panel. Feed (E) T-Mobile equipment cabinets from (N) PPC panel. — Service Upgrade · Declared valuation: $10,000 · Contractor: Quality Telecom Consultants Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B26344)
Recorded status: Issued
Power upgrade for (E) T-Mobile equipment cabinets at (E) Crown Castle cell tower location. Tap into (E) 600A switchgear, install (N) 200A main breaker for T-Mobile. Install (N) h-frame support for (N) 200A PPC panel. Install (N) Emon Demon power reader at (N) PPC location on h-frame support. Trench and run conductors from (E) switchgear to (N) PPC panel. Feed (E) T-Mobile equipment cabinets from (N) PPC panel. — Service Upgrade · Declared valuation: $10,000 · Contractor: Quality Telecom Consultants Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Active in "Issued" for 12.8 yr (first record Feb 11, 2014) with no new permit activity recorded in 12.7 yr.
Issued after 14 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Issued after 3 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Pending in review for 7.4 yr — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Issued after 5 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Bcci Construction | Commercial tenant improvement | 5 on parcel7 in ½ mi | $28,040,000 | 0 vs 0 prior |
| Centric Construction | General repair | 5 on parcel5 in ½ mi | $8,883,308 | 2 vs 0 prior |
| Wright Contracting | Commercial tenant improvement | 3 on parcel3 in ½ mi | $809,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Demolition |
HUD Small Area Fair Market Rent · ZIP 94946
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($21,400/yr) + local voter-approved bond debt ($3,210/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$130,348/yr
Cash needed: $470,800
NOI: -$496/yr
P&I: $10,821/mo
For $0/mo net cash flow
At $3,000/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,760/mo | −$11,207/mo | -28.6% | $18,404/mo | −$11,283/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$10,862/mo | -27.7% | $17,034/mo | −$10,769/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,180/mo | −$10,665/mo | -27.2% | $16,638/mo | −$10,377/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
IssuedFeb 11, 2014 – Feb 24, 2014
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Modifications To (E) Wireless Telecom Facility; Foundation Modifications - Verizon Wireless
T I - Convert Portion Of (E) Storage Area Into (N) Office Space
Convert Office Space In Commercial Kitchen To Walk In Freezer T.D. 11-14-24
Back-Up Generator For Cell Site - T-Mobile
Power upgrade for (E) T-Mobile equipment cabinets at (E) Crown Castle cell tower location. Tap into (E) 600A switchgear, install (N) 200A main breaker for T-Mobile. Install (N) h-frame support for (N) 200A PPC panel. Install (N) Emon Demon power reader at (N) PPC location on h-frame support. Trench and run conductors from (E) switchgear to (N) PPC panel. Feed (E) T-Mobile equipment cabinets from (N) PPC panel. — Service Upgrade
Replace 3 Antenas And Mounts, Replace, 3 Amp, Add 3 Rrus, Install Ancillary
T I Women And Men Locker Rooms T.D. 3/20/19
Replace one undermount sink, demo two floor sinks, extend CW supply and drain lines for future coffee maker. — Replace Plumbing Fixtures(s)
Install one new RA Grille and 7 new Automatic Supply Air Grilles. Rebalance the system — Replace Ductwork
Addition of lighted vanity and make-up mirrors in Spa area — New Circuits / Outlets
Repl 3 Panel Antenas & Reinforce Structure T.D. 8/21/18
Ret Wall @ Spa***Ext To 9/12/20, Pd Under 156491
8' Fence Around Pool***Ext To 9/12/20, Pd Under 156491
Spa***Ext To 9/12/20, Pd Under 156491
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
701.32 acres
Assessor's classification for assessment purposes. This is not zoning.
3838 LUCAS VALLEY RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 164-310-02. Assessed value is not market value.
Search by parcel number 164-310-02 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Michael Paul | General repair | 3 on parcel3 in ½ mi | $230,000 | 0 vs 0 prior |
| Quality Telecom Consultants Merged: QUALITY TELECOM CONSULTANTS · QUALITY TELECOM CONSULTANTS INC | Electrical / panel | 2 on parcel2 in ½ mi | $159,000 | 0 vs 0 prior |
| Anderson Rowe And Buckley | HVAC / heat pump | 2 on parcel2 in ½ mi | $57,738 | 0 vs 0 prior |
| True Beck Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $1,286,000 | 0 vs 0 prior |
| Vasko Electric | Electrical / panel | 1 on parcel1 in ½ mi | $120,000 | 0 vs 0 prior |
| Owner Builder | Commercial tenant improvement | 1 on parcel1 in ½ mi | $100,000 | 226 vs 240 prior−6% |
| Infinity Communications | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $25,000 | 0 vs 0 prior |
| 130 |
| 11d |
| 55d |
| 106d |
| 261d |
| 80d(vs 56d prior) |
| Addition (adds square footage)On this parcel | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvementOn this parcel | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Pool / spaOn this parcel | 162 | 84d | 136d | 241d | 393d | 128d(vs 155d prior) |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
Pool***Ext To 9/12/20
Tank 1 For Non-Potable Water Recycling System. 1 Of 2 15000***Expired Gal Batch Tanks; End Suction Centrifugal Pumps And Pressure Tanks & Potable Water
Tank 2 For Non-Potable Water Recycling System. ***Expired. 1 Of 2 15000 Gal Batch Tanks; End Suction Centrifugal Pumps And Pressure Tanks & Potable Water
3000 Gal W R F Feed Tank For Non-Potable Water Recycling System. T.D. 6/15/17***Expired
5000 Gal Recycled Water Distribution Tank***Expired
Rmdl Commons/Dining Bldg
Verizon - Repl 2 Panel Antenns, Add 2 Remote Radio Units, Add A Raycap Surge Prtector And 2 Cables Hybrid And R E T. Ext To 3/24/16***Ext To 3/24/17
Interior Demolition - Main, Spa, & Dining Bldgs
Addition To Existing & Interior Demo Of Room, Electric Gate & Fire Pit (Archives Bldg) Contact: Pat Cell: 415-847-6023 ; Trailer: 415-662-7287
Site Utility Plmbg, Elec. Work
Stair Ret Wall
Ret Wall #2,3,& 4
Ret Wall #1 - Still Vested With 144940-41 Until 11/17/16
Install Catwalk & Equipment Support Rail. Anchor Wine Tanks - Archive Building ***Expired T.D. 6/5/14
Tenant Improvements - Archive Building T.D. 3/3/14
Interior Demolition For Future Tenant Improvements (J# 4e178) ***Expired