12916 Sir Francis Drake Blvd
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.10590, -122.86158
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-1 in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE very high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,770,000 ($1,558,000–$1,982,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Sep 14, 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
- ! FEMA Special Flood Hazard Area (AE, about 3% of the lot of lot)
Zone AE: 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 75% 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)
- ! Alquist-Priolo Earthquake Fault Zone (about 23% of the lot of lot)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 115 Kehoe Way (0.34 mi W, 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)
Parcel & Assessor
- Lot size:
- 31,668 sq ft (0.73 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12916 SIR FRANCIS DRAKE BLVD
Zoning & Land Use
C-RSP-1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RSP-1 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers about 75% of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSP-1, a single-family residential zone. Very High Fire Hazard Severity Zone (State responsibility area) covers about 75% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. Alquist-Priolo Earthquake Fault Zone covers about 23% of the lot: the project must meet the seismic building standards, and a fault study is usually required. FEMA Special Flood Hazard Area (Zone AE) covers about 27% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSP-1, a single-family residential zone. The lot is 31,668 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Very High Fire Hazard Severity Zone (State responsibility area) covers about 75% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. Alquist-Priolo Earthquake Fault Zone covers about 23% of the lot: the project must meet the seismic building standards, and a fault study is usually required. FEMA Special Flood Hazard Area (Zone AE) covers about 27% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Very High Fire Hazard Severity Zone (State Responsibility Area) (about 75% of the lot, map Apr 1, 2024)
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,558,000 – $1,982,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- New home at 115 Kehoe Way (Applied)0.34 mi W
In "Applied" for 10.8 yr (since Feb 8, 2016), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $908,000 declared valuation across 2 permits).
- New home at 179 Keith Way (Issued)0.24 mi SW
Active in "Issued" for 17 mo (first record Jun 9, 2025) with no new permit activity recorded in 10 mo. High-impact scale (1 housing unit, $1,160,000 declared valuation across 1 permit).
- New home at 120 Kehoe Way (Issued)0.3 mi W
Active in "Issued" for 13.2 yr (first record Sep 12, 2013) with no new permit activity recorded in 11.8 yr.
- New home at 105 Kehoe Way (Issued)0.31 mi W
Active in "Issued" for 11.8 yr (first record Feb 9, 2015) with no new permit activity recorded in 11.5 yr.
Entity-resolved builders & contractors in ½ mile: Custom Exteriors (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (8 in ½ mi · New garage / accessory structure); Stryker Builders (5 in ½ mi · New garage / accessory structure); Arrow Construction And Remodeling (2 in ½ mi · New single-family home); Telford Construction (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B31046 | Windows / doors / siding | Issued | Iss. Sep 14, 2022 | $11,000 | Replace (8) existing windows and (3) existing doors with Marvin windows and doors LIKE FOR LIKE. Same size, same locatio… |