83 Wild Iris Rd
San Geronimo 94963 · San Geronimo Valley · Unincorporated Marin · Coordinates: 38.01940, -122.67785
Executive Verdict · Public-Records Synthesis
Zoned ARP-20-SGV in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,355,000 ($1,192,000–$1,518,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 24, 2026).
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 80 W Nicasio Rd (0.38 mi E, applied). 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 (~$16,033/yr at $1,355,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,336/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:
- 36,285 sq ft (0.83 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 83 WILD IRIS RD
Zoning & Land Use
ARP-20-SGV — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-20-SGV (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-20-SGV (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-20-SGV (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: $1,192,000 – $1,518,000 · Status: Off market
HUD Small Area FMR (ZIP 94963) · FY 2026
Studio $2,500 · 1BR $3,000 · 2BR $3,630 · 3BR $4,630 · 4BR $4,800
Developments Deserving Closer Investigation & Active Area Builders
- New home at 80 W Nicasio Rd (Applied)0.38 mi E
In "Applied" for 5.5 yr (since May 18, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 15 Fir Ave (Applied)0.46 mi S
In "Applied" for 5 yr (since Nov 1, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 500 Meadow Way (adu 500a) (Issued)0.27 mi SE
Active in "Issued" for 2 yr (first record Nov 6, 2024) with no new permit activity recorded in 21 mo.
- Accessory dwelling unit at 22 (22a) Sage Ln (Issued)0.4 mi SW
Active in "Issued" for 3.9 yr (first record Dec 12, 2022) with no new permit activity recorded in 17 mo.
Entity-resolved builders & contractors in ½ mile: Semper Solaris Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Maap (1 on parcel, 1 in ½ mi · Windows / doors / siding); Able Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (4 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48482 | Windows / doors / siding | Issued | Iss. Sep 24, 2026 | $25,940 | Non-structural Door/Window Replacement |
| B28630 | Solar / battery storage | Issued | Iss. Feb 4, 2022 | $43,644 | INSTALLING (n)ROOF MOUNTED PHOTOVOLTAIC SYSTEM, 5.21kW (AC), 5.76 kW (DC), 16 (N)- SILFAB SIL-360NX SOLAR PANELS, 16 (N)… |
| B20006 | HVAC / heat pump | Issued | Iss. Oct 1, 2019 | $4,500 | GAS FURNACE CHANGE-OUT LIKE FOR LIKE — Replace Mechanical Appliance |
| B16717 | Roof replacement | Issued | Iss. Dec 26, 2018 | $20,325 | Remove and replace class A comp shingle roof. — ReRoofing; With Electronic Inspection |