12651 Sir Francis Drake Blvd
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.08381, -122.83847
Executive Verdict · Public-Records Synthesis
Zoned C-R1-B5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,832,000 ($1,612,000–$2,052,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-R1-B5 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Dec 9, 2021, 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: 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 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)
- ! Alquist-Priolo Earthquake Fault Zone (about 34% 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
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 11 Redwood Ave (0.15 mi NW, 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:
- 59,067 sq ft (1.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12651 SIR FRANCIS DRAKE BLVD
Zoning & Land Use
C-R1-B5 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-R1-B5 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-R1-B5, a single-family residential zone. Alquist-Priolo Earthquake Fault Zone covers about 34% of the lot: the project must meet the seismic building standards, and a fault study is usually required.
- SB 9: split into two lotsPossible, with conditions
Zoned C-R1-B5, a single-family residential zone. The lot is 59,067 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Alquist-Priolo Earthquake Fault Zone covers about 34% of the lot: the project must meet the seismic building standards, and a fault study is usually required.
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: minimal flood hazard (all of the lot) · FIRM panel 06041C0229E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Alquist-Priolo Earthquake Fault Zone (Inverness quadrangle) (about 34% of the lot)
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,612,000 – $2,052,000 · Status: Off market
HUD Small Area FMR (ZIP 94956) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,730 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 11 Redwood Ave (Applied)0.15 mi NW
In "Applied" for 4.6 yr (since Apr 25, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 12732 Sir Francis Drake Blvd (Applied)0.45 mi NW
In "Applied" for 2.5 yr (since Apr 26, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- New home at 12719 Sir Francis Drake Blvd (Issued)0.28 mi NW
Active in "Issued" for 10.2 yr (first record Sep 1, 2016) with no new permit activity recorded in 9.9 yr.
- Demolition at 12730 Sir Francis Drake Blvd (Issued)0.42 mi NW
Active in "Issued" for 12.2 yr (first record Sep 15, 2014) with no new permit activity recorded in 11.8 yr.
Entity-resolved builders & contractors in ½ mile: Sutter Roofing And Sheet Metal (1 on parcel, 1 in ½ mi · Roof replacement); Jg Lino Construction (2 in ½ mi · Addition (adds square footage)); North Cal Restoration And Construction (2 in ½ mi · New garage / accessory structure); Fidelity Roof (2 in ½ mi · Demolition); Kelly Domer Partners Dba Pacific Constr (1 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B28052 | Roof replacement | Issued | Iss. Dec 9, 2021 | $35,975 | tear off and re roof, install class a comp shingles, 16sqs, main house and detached garage — ReRoofing |