12835 Sir Francis Drake Blvd
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.10016, -122.85712
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-1 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,605,000 ($1,412,000–$1,798,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$16,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 5, 2025).
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 Very 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)
- ! Delayed or open permit activity on this parcel
Solar / battery storage (176657): Issued after 3 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 60 Trossach Way (0.32 mi SW, 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:
- 297,558 sq ft (6.83 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 12835 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 all 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 all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSP-1, a single-family residential zone. The lot is 297,558 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 all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Very 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 06041C0230E, 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: $1,412,000 – $1,798,000 · 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 60 Trossach Way (Applied)0.32 mi SW
In "Applied" for 5.9 yr (since Dec 15, 2020), 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, $1,400,000 declared valuation across 1 permit).
- Solar / battery storage (176657) (Issued)On this parcel
Issued after 3 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- New home at 179 Keith Way (Issued)0.46 mi NW
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).
- Accessory dwelling unit at 125 Forres Way (Issued)0.2 mi SW
Active in "Issued" for 20 mo (first record Mar 14, 2025) with no new permit activity recorded in 19 mo.
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Golden Gate Home Improvement (2 on parcel, 2 in ½ mi · Windows / doors / siding); Wedge Roofing (2 on parcel, 2 in ½ mi · Roof replacement); Northern Pacific Power (1 on parcel, 1 in ½ mi · Solar / battery storage); Stryker Builders (6 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42277 | Roof replacement | Issued | Iss. May 5, 2025 | $9,110 | Remove existing roof down to sheathing. Furnish and install self adhering granulated cap sheet. — ReRoofing; With Electr… |
| B41863 | Roof replacement | Issued | Iss. Apr 2, 2025 | $6,800 | Partial Re Roof- Remove existing roof down to sheathing. Prepare existing sheathing for new roof. Install shingles. — Re… |
| 176657 | Solar / battery storage | Issued | Iss. May 17, 2024 | $88,926 | Solar P V System 11.48kw, Energy Storage System 40.8kw; Plug For Generator |
| 175358 | General repair | Issued | Iss. Nov 1, 2023 | $40,000 | Repair Corner Of Church Floor, Install (N) Steel Piers |
| B32629 | Windows / doors / siding |