490 Pierce Point Rd
Inverness 94937 · Unincorporated Marin · Coordinates: 38.12369, -122.88292
Executive Verdict · Public-Records Synthesis
Zoned C-ARP-2 in Unincorporated Marin and mapped FEMA VE flood / CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,643,000 ($1,397,000–$1,889,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$12,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Jan 16, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 7% of the lot of lot)
Zone VE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE Very High Fire Hazard Severity Zone (State Responsibility Area) (about 99% 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 490 Pierce Point Rd: Active in "Issued" for 9 yr (first record Nov 6, 2017) with no new permit activity recorded in 8.8 yr. High-impact scale (1 housing unit, $1,100,000 declared valuation across 2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$19,345/yr at $1,643,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,612/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:
- 44,126 sq ft (1.01 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 490 PIERCE POINT RD
Zoning & Land Use
C-ARP-2 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned C-ARP-2 (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 C-ARP-2 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-ARP-2 (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Very High Fire Hazard Severity Zone (State Responsibility Area) (about 99% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 7% of the lot); Zone X: minimal flood hazard (about 93% of the lot) · FIRM panel 06041C0210E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,397,000 – $1,889,000 · Status: Off market
HUD Small Area FMR (ZIP 94937) · FY 2026
Studio $2,400 · 1BR $2,870 · 2BR $3,480 · 3BR $4,450 · 4BR $4,610
Nearby Activity (½ mile radius, since November 2024)
0 active or recent development projects and 3 total building permits recorded within ½ mile.
- Other3 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 490 Pierce Point Rd (Issued)On this parcel
Active in "Issued" for 9 yr (first record Nov 6, 2017) with no new permit activity recorded in 8.8 yr. High-impact scale (1 housing unit, $1,100,000 declared valuation across 2 permits).
- General repair (155287) (Issued)On this parcel
Issued after 17 mo (6.2× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- General repair (155286) (Issued)On this parcel
Issued after 17 mo (6.2× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- General repair (155285) (Issued)On this parcel
Issued after 17 mo (6.2× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Entity-resolved builders & contractors in ½ mile: Matarozzi Pelsinger Builders (11 on parcel, 11 in ½ mi · General repair); Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (13 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36717 | Solar / battery storage | Issued | Iss. Jan 16, 2024 | $14,000 | Install battery backups |
| 160007 | Solar / battery storage | Issued | Iss. Oct 30, 2018 | $14,162 | Rooftop Solar 4.6 K W - Express |
| 157567 | New garage / accessory structure | Issued | Iss. Jan 30, 2018 | $20,000 | Shed W/ Att Covered Outdoor Shower T.D. 12/6/17 |
| 157566 | New garage / accessory structure | Issued | Iss. Jan 30, 2018 | $43,000 | Workshop T.D. 12/6/17 |