3838 Lucas Valley Rd
Nicasio 94946 · Nicasio · Unincorporated Marin · Coordinates: 38.05316, -122.62871
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$57,600 contributory est.)
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)
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
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)
- ! Year 1 Prop 13 tax reset (~$25,072/yr at $2,141,000)
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
Parcel & Assessor
- Lot size:
- 30,549,630 sq ft (701.32 ac)
- Assessor use:
- Rural - Improved
- Addresses on lot:
- 3838 LUCAS VALLEY RD
Zoning & Land Use
ARP-30 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-30 (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-30 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-30 (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: $1,884,000 – $2,398,000 · 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
- Demolition at 3838 Lucas Valley Rd (Issued)On this parcel
Active in "Issued" for 12.8 yr (first record Feb 11, 2014) with no new permit activity recorded in 12.7 yr.
- Electrical / panel (179200) (Issued)On this parcel
Issued after 14 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Plumbing / water heater / sewer (168891) (Issued)On this parcel
Issued after 3 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Electrical / panel (83750) (Applied)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Bcci Construction (5 on parcel, 7 in ½ mi · Commercial tenant improvement); Centric Construction (5 on parcel, 5 in ½ mi · General repair); Wright Contracting (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Michael Paul (3 on parcel, 3 in ½ mi · General repair); Quality Telecom Consultants (2 on parcel, 2 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (30 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 179200 | Electrical / panel | Issued | Iss. May 6, 2025 | $120,000 | Modifications To (E) Wireless Telecom Facility; Foundation Modifications - Verizon Wireless |
| 178369 | Commercial tenant improvement | Issued | Iss. Dec 30, 2024 | $20,000 | T I - Convert Portion Of (E) Storage Area Into (N) Office Space |
| 178365 | Commercial tenant improvement | Issued | Iss. Dec 27, 2024 | $100,000 | Convert Office Space In Commercial Kitchen To Walk In Freezer T.D. 11-14-24 |
| 168891 | Plumbing / water heater / sewer | Issued | Iss. Jul 21, 2021 |