7470 Roblar Road

The bottom line

78 private acres with panoramic views and genuine optionality — but the price is aggressive and the parcel carries a documented code-enforcement past. Three things drive the decision:

A former illegal/over-scope cannabis grow drove heavy code enforcement. Grow rooms in the barn, ~1,200 ft of unpermitted electrical, >1 acre of unpermitted grading, cargo containers — mostly remediated, but penalty relief was revoked (Sept 2022) and a 2025 "unpermitted second dwelling" violation isn't confirmed closed.
Septic for a new home site checks out — but isn't finished. A Jan-2025 engineer's report found good soils and a usable perc rate, supporting the "multiple building sites" pitch. The county septic permit is still open, and the report even disagrees with itself on which parcel.
$3.2M (~$40.6K/acre) sits above the entire recent comp range. Comparable Two Rock grazing land has traded at ~$8.6K–$31K/acre in 2024–25. Comps imply roughly $1.8M–$2.4M.
The upside is real: two separate legal parcels, a livable (if dated) home, an 8,500 sf barn, a finaled well, and engineered evidence you can build a second house here.

At a glance

Key facts

Acreage

78.89 ac58.75 + 20.14, contiguous

Parcels

2 legal lotseach w/ Cert. of Compliance

Zoning

LEA B6 160Land Extensive Ag, 160-ac density

Williamson Act

Yes — Non-Primecontract; non-renewal date TBD

Water

Private well2018; verify GPM — yield not in packet

Fire

CAL FIRE HighState Responsibility Area

Flood

Zone Xoutside flood hazard area

2025 assessed

~$349KWilliamson-restricted, not market

Listing

Poppy Real EstateK. Daniels · K. Sage

Owner of record

Bridgewaterper survey; verify vesting

★ What the disclosures revealed

Disclosure findings

The packet is lean — 7 documents, as expected for raw/ag land. The substance is concentrated in the permit record and the septic study.

Former cannabis grow & heavy code-enforcement history Top risk

The county permit record shows 33 permits/cases on the home parcel, tracing a former illegal/over-scope cannabis operation that was later unwound:

Cannabis use permit (2017) — withdrawn; sought 1 acre (43,560 sf) of outdoor cultivation. Note reads: “penalty relief revoked September 2022.”
Unpermitted grow rooms inside the 8,500 sf barn; ~1,200 ft of unpermitted underground electrical + a 200-amp panel; >1 acre of unpermitted terraced grading; three unpermitted cargo containers.
Most were legalized-by-demo or remediated; the grading was legalized in 2023 (“former cannabis use has been removed”).
Still-open as recorded: a 2025 violation — “unpermitted second [dwelling] with electrical, plumbing, mechanical” — shows status “Notice & Order.” The mobile home was demolished March 2026, but the case itself isn’t marked closed.

Verify before proceeding: all enforcement cases formally closed; no surviving fines, penalties, or liens from the revoked cannabis penalty relief; the legalized grading & electrical are properly finaled.

Source: Permit Sonoma “Permit Record” (in the disclosure packet), as of 5/18/2026.

Septic feasibility for a new home site Favorable Unfinished

A January-2025 Site Evaluation Report (Munselle Civil Engineering, Tom Connell, P.E.) backs the “multiple building sites” pitch:

Soils “of good quality to a depth of 76″,” all test pits dry (no groundwater), passed bulk-density & slake tests, classed “Acceptable.”
Design perc rate 39 min/inch — supports a standard gravity leach-field system for a new dwelling.

Two caveats keep this from being a green light:

Not yet a permit — the county septic review is still “Started” / “Awaiting payment.”
The report contradicts itself on parcel — the cover letter cites the home parcel (-013); the perc data cites the vacant parcel (-014). Which parcel holds the buildable area is unresolved.

Verify: which parcel the perc area sits on; the path/cost to an issued septic permit; ask for the apparent companion “Report 1.”

Source: “7470 Roblar — Site Evaluation Report 2” (disclosure packet).

The “clearspan garage/shop” is actually the 8,500 sf ag barn

The listing’s “large detached clearspan garage/shop structure” is the agricultural-exempt barn (permitted 1995) — the same building that once held the grow rooms (since removed). Useful, large, and flexible, but understand its history and current condition.

Source: Permit Record (AEX95-1011).

Survey: clean boundaries, one minor fence offset, no easements shown

A recorded Record of Survey confirms the two parcels (58.75 + 20.14 ac), each with a Certificate of Compliance. A fence sits ~7 ft north of the property line on the west side (minor line-of-occupation issue). The survey shows no easements — pull a preliminary title report to confirm.

Source: “Survey” (disclosure packet); recorded Book 665 of Maps, Pg 36.

Williamson Act caps what you can build Constraint

Non-ag/residential “compatible” use is capped at 15% of the contracted land or 5 acres, whichever is less.
The “Z” overlay excludes second dwelling units — adding an ADU isn’t straightforward.
The recorded contract and its non-renewal date are not in the packet — and a sale triggers both a Prop-13 reassessment and the non-renewal tax wind-down, so the current ~$3.8K/yr tax will rise materially.

Source: Uniform Rules for Agricultural Preserves (Williamson Act); Zoning & Parcel Reports.

Site & hazards

What to know about the dirt

Fire

High FHSZSRA · Gold Ridge FPD · insurance cost

Flood

Zone Xoutside special flood hazard area

Soils

Expansive+ landslide-prone terrain

Groundwater

Favorable settingClass 2 recharge + productive Wilson Grove aquifer; “Very Low” = SGMA priority, not low water

Water system

Well + storage tanksbuffered supply at top of property; pump-test the GPM

Quarry

~2 mi awayRoblar Rd Quarry — truck traffic

Is the price realistic?

The comps say no — the ask is above market

At ~$40.6K/acre the property is priced like Sebastopol-hills/vineyard land. It isn’t that — it’s Two Rock dairy-belt grazing land. Recent vacant-land sales nearby cluster far lower, and three of four 2024–25 closings came in below their asking price.

533 Wilson Hill Rd491 ac · easement

$8.6K

2730 Spring Hill Rd266 ac · ’22, adj.

$11.1K

6700 Bodega Ave76 ac · sold ’25

$11.4K

3645 Roblar (Gray Dairy)310 ac · ’14, adj.

$16.5K

0 Deer Creek Ln68 ac · sold ’25

$22.9K

6209 Carroll Rd105 ac · ’15, adj.

$26.6K

595 Stony Point Rd43 ac · sold ’24

$31.0K

7470 Roblar (ask)79 ac

$40.6K /ac

Bars show $/acre. Older sales (’14, ’15, ’22) are time-adjusted to 2026 using the USDA California pasture-land index (~×1.5 from the mid-2010s); the rest are 2024–25 closings shown as-sold. Grey = conservation-easement land (development rights extinguished).

Asking price

$3.2M

Comps-implied value

$1.8M–$2.4M

A regional appraisal benchmark (CA Chapter ASFMRA TRENDS) puts Sonoma-Marin pasture at $7K–$14.5K/acre and names Two Rock directly — so the ask embeds ~3–6× grazing value as lifestyle/development optionality. Crediting the livable home, the barn, two legal parcels, and a buildable second site lands a defensible value near the upper end of the rural band (~$23K–$30K/acre → ~$2.1M midpoint) — a ~$0.8M–$1.4M gap to the ask. It’s a fresh listing, so a high opener isn’t unusual; the comps suggest real room to negotiate.

Recent closed comps verified on Redfin/BAREIS price history. Confirm recorded prices via the Sonoma County Assessor before relying on them.
Property	Sold	Price	Acres	$/acre
6700 Bodega Ave — vacant grazing (Two Rock)	Jul 2025	$875K	76.6	~$11.4K
0 Deer Creek Ln — vacant, views, close-in	Sep 2025	$1.55M	67.7	~$22.9K
595 Stony Point Rd — flat, well, Hwy 101	Oct 2024	$1.35M	43.5	~$31.0K
6209 Carroll Rd — Victorian + barns (2015, adj. to 2026)	Feb 2015	$1.80M	105.4	~$26.6K
7470 Roblar Road — asking	2026	$3.20M	78.89	~$40.6K

Next steps

Diligence checklist — for the site visit

Code enforcement & legal (highest priority)

Written confirmation all enforcement cases are closed — especially the 2025 “Notice & Order” — with no surviving fines/penalties/liens.
Confirm the legalized grading & electrical are properly finaled.
Order a preliminary title report — easements, liens, the Williamson Act contract, current vesting.

Septic & buildability

Resolve which parcel holds the buildable perc area (the report’s APN conflict).
Get the apparent companion “Report 1”; confirm the path/cost to an issued septic permit.
Confirm a new primary dwelling is permittable given LEA 160 + the “Z” exclusion + the Williamson 15%/5-ac cap.

Water, systems & structures

Well yield/flow test (Very-Low-priority subbasin); inspect the tank/pump setup.
Inspect the 1977 home (self-cert re-roof) and the 8,500 sf barn (former grow rooms removed).
Walk the ~7 ft fence-vs-line offset on the west side.

Williamson Act & tax

Get the recorded contract + non-renewal date; confirm the two parcels are one combined contract.
Model post-sale tax (Prop-13 reassessment + non-renewal wind-down) vs. today’s ~$3.8K/yr.

Context

Gauge quarry truck traffic on Roblar Rd at a weekday morning; ask about groundwater concerns.