98 W Nicasio Rd
San Geronimo 94963 · San Geronimo Valley · Unincorporated Marin · Coordinates: 38.02086, -122.67257
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 $1,374,000 ($1,209,000–$1,539,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$34,640 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Feb 7, 2018).
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: New home at 80 W Nicasio Rd (390 ft 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 (~$16,251/yr at $1,374,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,354/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:
- 96,573 sq ft (2.22 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 98 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: $1,209,000 – $1,539,000 · 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 98 W Nicasio Rd (Finaled / completed)On this parcel
High-impact scale (1 housing unit, $1,181,600 declared valuation across 1 permit).
- New home at 80 W Nicasio Rd (Applied)390 ft 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).
- Accessory dwelling unit at 500 Meadow Way (adu 500a) (Issued)0.38 mi SW
Active in "Issued" for 2 yr (first record Nov 6, 2024) with no new permit activity recorded in 21 mo.
Entity-resolved builders & contractors in ½ mile: Summit Professional Builders (3 on parcel, 3 in ½ mi · New garage / accessory structure); Solarwinds Energy (2 on parcel, 2 in ½ mi · Electrical / panel); Blue Revolution (1 on parcel, 1 in ½ mi · Pool / spa); Owner Builder (2 in ½ mi · Accessory dwelling unit (new or conversion)); Larkspur Builders (1 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 157639 | Solar / battery storage | Issued | Iss. Feb 7, 2018 | $50,000 | Pv Express***Expired |
| 157638 | Electrical / panel | Issued | Iss. Feb 7, 2018 | $15,000 | Battery Back Up***Expired |
| 156370 | Pool / spa | Issued | Iss. Aug 29, 2017 | $70,000 | New Pool T.D. 7/26/17 |
| 153467 | General repair | Issued | Iss. Oct 6, 2016 | $5,000 | Retaining Wall By Driveway ***Related To Track # 77854 & 77855 |