80 W Nicasio Rd
San Geronimo 94963 · San Geronimo Valley · Unincorporated Marin · Coordinates: 38.02137, -122.67147
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 $1,340,000 ($1,179,000–$1,501,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 9, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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
New home at 80 W Nicasio Rd: 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).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$15,860/yr at $1,340,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,322/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:
- 76,796 sq ft (1.76 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 80 W NICASIO 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: $1,179,000 – $1,501,000 · 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)On this parcel
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).
- Demolition (89986) (Applied)On this parcel
Pending in review for 4.4 yr (29.4× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
- New garage / accessory structure (89985) (Applied)On this parcel
Pending in review for 4.4 yr (9.9× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Accessory dwelling unit (new or conversion) (89984) (Applied)On this parcel
Pending in review for 4.4 yr (7.9× the 204d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in Unincorporated Marin (median 204d, 90th pct 549d, n=298).
Entity-resolved builders & contractors in ½ mile: Summit Professional Builders (2 in ½ mi · New garage / accessory structure); Larkspur Builders (1 in ½ mi · Pool / spa); Owner Builder (1 in ½ mi · Accessory dwelling unit (new or conversion)); Valentine Builders (1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 89986 | Demolition | Applied | App. Jun 9, 2022 | — | Demo Studio |
| 89985 | New garage / accessory structure | Applied | App. Jun 9, 2022 | — | Gazebo |
| 89984 | Accessory dwelling unit (new or conversion) | Applied | App. Jun 9, 2022 | $85,000 | Convert Part Of House To J A D U; Remodel M C F D |
| 88250 | New single-family home | Applied | App. May 18, 2021 | — | A D U, Exp & Rmdl B W O P |
| 87577 |