Bottom Line
Why it is interesting
Clean rural-residential presentation, good main-house scale, usable 8-acre DA-zoned setting, strong garden/orchard story, finaled 2015 barn, visible well/septic records, finaled roof record, and a just-finaled backup generator.
Generally clean public recordThe hinge
Zillow markets a one-bedroom barn apartment and two septic systems. Permit Sonoma's public title for the 2015 barn says utility barn, half bath, and unfinished residential storage upstairs. That gap needs to be closed before paying for secondary dwelling value.
Verify before offerAt a Glance
List Price
$1.795M$754 per main-house sf
Land
8 acresDA B6 20, no Williamson
House
2,380 sf1995 build, effective 2005
Barn
2,240 sf2015 finaled utility barn
Tax Base
$1.402M2025 net assessed value
Water
Welllisting claims 26+ gpm
Fire
ModerateSRA, Gold Ridge FPD
Flood
No flagno F1 floodway / F2 floodplain
The Barn Question
The listing's value story depends heavily on whether the barn is more than a barn. The public records are close, but not identical.
| Source | What it supports | Why it matters |
|---|---|---|
| Zillow / BAREIS | One-bedroom apartment over the barn; separate septic for barn/apartment. | Creates guest/rental/compound value if legal. |
| Permit Sonoma BLD15-4332 | Detached utility barn, 1,600 sf, half bath, unfinished 640 sf residential storage upstairs; status finaled. | Does not, from the title alone, establish a legal dwelling. |
| County assessor GIS | 2,240 sf secondary structure. | Matches the barn size, but not the dwelling-use claim. |
Offer stance: treat the apartment as contingent value. Ask for finaled plans, inspection card, septic as-builts, and written explanation of legal occupancy. If the upper floor is only storage, price the property as a house plus excellent utility barn, not as a two-unit compound.
Permit Read
Clean items
- 1994 well record finaled.
- 1994 standard septic system finaled.
- 1995 SFD / garage / deck / carport records finaled.
- 2015 barn permit finaled.
- 2019 reroof finaled in 2024.
- 2026 18kW generator and 200A transfer switch finaled on 2026-04-30.
Items to reconcile
- 1994 expired "barn / second unit" converted-history record.
- 2015 barn permit title vs. current apartment marketing.
- Listing's "two septic systems" claim vs. public JSON showing one obvious 1994 standard-system septic record.
- 2002 violation record closed as no violation found, but still worth checking against disclosures.
Price Read
The ask is aggressive in ordinary $/sf terms, but not detached from the local estate/acreage context if the water, barn, and garden infrastructure are real and transferable.
$/Acre
$224K$1.795M / 8 ac
2014 Sale
$1.125M2014R078929
Premium
+59.6%about 4.1% annualized
Tax Reset
~$20K/yrrough close-price estimate
| Nearby signal | Facts | Read |
|---|---|---|
| 3581 Canfield | 19 ac, 1,418 sf, sold Feb 2024 for $2.4M. | Best recent nearby sale, but has more land and vineyard-premium use. |
| 3387 Canfield | 24.43 ac olive crush/tasting/event facility; historic asks from $7.5M to $4.988M. | Specialized ag/event improvements are not clean residential comps. |
| 2483 Schaeffer | 6.4 ac, county granny-unit use, older 1953 building stock. | Nearby rural-res acreage context; sale is stale. |
Questions for Ingrid
Source Pack
Research Markdown files are included in this bundle: findings.md, zillow-listing.md, permit-sonoma-parcel-report.md, permit-history.md, sonoma-gis-assessor.md, and comps.md.
Primary online sources: Zillow / BAREIS listing, Permit Sonoma parcel report API, Permit Sonoma permit API, and Sonoma County GIS parcel layer.