15 Redwood Ave
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.08428, -122.84016
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.33 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,691,000 ($1,488,000–$1,894,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-0.33 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 251,603 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$46,464 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 20, 2023).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (157208): Issued after 6 mo (2.2× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 11 Redwood Ave (410 ft N, 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:
- 251,603 sq ft (5.78 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 REDWOOD AVE
Zoning & Land Use
C-RSP-0.33 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-0.33 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-RSP-0.33, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-0.33, a single-family residential zone. The lot is 251,603 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,488,000 – $1,894,000 · 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)410 ft N
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).
- Remodel / interior alteration (157208) (Issued)On this parcel
Issued after 6 mo (2.2× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
- Demolition at 12732 Sir Francis Drake Blvd (Applied)0.38 mi N
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)0.2 mi NW
Active in "Issued" for 10.2 yr (first record Sep 1, 2016) with no new permit activity recorded in 9.9 yr.
Entity-resolved builders & contractors in ½ mile: Nemec Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sunshine Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner (1 on parcel, 1 in ½ mi · Electrical / panel); Jg Lino Construction (2 in ½ mi · Addition (adds square footage)); North Cal Restoration And Construction (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36177 | Roof replacement | Issued | Iss. Nov 20, 2023 | $9,999 | reroof. T/O. Install new 30 yr composition shingle roof. 36 squares — ReRoofing |
| 157208 | Remodel / interior alteration | Issued | Iss. Dec 7, 2017 | $132,000 | Rmdl Kit & Baths; Add Access Door To Storage; Repl Deck W/Larger; Elect For Spa; Trellis; Outdoor Shower; Steel Mesh @ L… |
| 147264 | Electrical / panel | Issued | Iss. May 26, 2015 | $1,500 | Electrical For Water Well Pump Ehs Permit No Dw 13/14-20 |