12781 Sir Francis Drake Blvd
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.09656, -122.85198
Executive Verdict · Public-Records Synthesis
Zoned C-CP in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,649,000 ($1,451,000–$1,847,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Apr 28, 2026, 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
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
about 7% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE 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
General repair (157417): Issued after 10 mo (3.7× the 83d median) — above the 75th percentile for general repair permits in Unincorporated Marin (median 83d, 75th pct 181d, n=693).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 125 Forres Way (0.41 mi W, issued). 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:
- 9,627 sq ft (0.22 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 12781 SIR FRANCIS DRAKE BLVD
Zoning & Land Use
C-CP — Planned Commercial (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-CP (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-CP (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-CP (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: 0.2% annual chance flood hazard (shaded X) (about 7% of the lot); Zone X: minimal flood hazard (about 93% 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: $1,451,000 – $1,847,000 · 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
- General repair (157417) (Issued)On this parcel
Issued after 10 mo (3.7× the 83d median) — above the 75th percentile for general repair permits in Unincorporated Marin (median 83d, 75th pct 181d, n=693).
- Accessory dwelling unit at 125 Forres Way (Issued)0.41 mi W
Active in "Issued" for 20 mo (first record Mar 14, 2025) with no new permit activity recorded in 19 mo.
- New home at 92 N Dream Farm Rd (Issued)0.42 mi SE
High-impact scale (1 housing unit, $977,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Owner (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Aguilar Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Juan Calmell (2 in ½ mi · Commercial tenant improvement); Avila And Wadlington Contractors (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46623 | Plumbing / water heater / sewer | Issued | Iss. Apr 28, 2026 | $2,000 | Replace Circuits / Outlets; Replace Plumbing Fixtures(s) |
| B30281 | Roof replacement | Issued | Iss. Jul 6, 2022 | $13,500 | Remove Loose Gravel to Tar/shakes. Install modified bitumen/torchdown Granual white. reinstall shakes to wall. — ReRoofi… |
| 157417 | General repair | Issued | Iss. Jan 3, 2018 | $25,000 | Voluntary Seismic Upgr To Front Of Restaurant T.D. 5/8/17***Expired Prepared For Imaging /Scanning 04/07/20 |
| 151767 | HVAC / heat pump | Issued | Iss. Apr 28, 2016 | $22,000 | Mechanical Hood |