2 W Robert Dr
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.07873, -122.84047
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.25 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 $1,854,000 ($1,632,000–$2,076,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-0.25 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 46,130 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$22,648 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Apr 11, 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 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 372 Drakes View Dr (0.49 mi SW, 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)
- ! Year 1 Prop 13 tax reset (~$21,771/yr at $1,854,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,814/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 46,130 sq ft (1.06 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2 W ROBERT DR
Zoning & Land Use
C-RSP-0.25 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-0.25 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-RSP-0.25, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-0.25, a single-family residential zone. The lot is 46,130 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: $1,632,000 – $2,076,000 · 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
- New home at 372 Drakes View Dr (Issued)0.49 mi SW
Active in "Issued" for 5.1 yr (first record Oct 1, 2021) with no new permit activity recorded in 3.2 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
- Accessory dwelling unit at 11 Redwood Ave (Applied)0.46 mi 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).
- Accessory dwelling unit at 19 Sunnyside Dr (Issued)0.24 mi S
Active in "Issued" for 2.7 yr (first record Feb 29, 2024) with no new permit activity recorded in 2.3 yr.
- New home at 21 Sunnyside Dr (aka 19) (Issued)0.24 mi S
Active in "Issued" for 3.9 yr (first record Dec 1, 2022) with no new permit activity recorded in 3.2 yr.
Entity-resolved builders & contractors in ½ mile: J And J Electric (2 on parcel, 2 in ½ mi · Solar / battery storage); Metal Roof (1 on parcel, 1 in ½ mi · Roof replacement); Sawyer Construction (4 in ½ mi · New garage / accessory structure); Owner Builder (3 in ½ mi · New single-family home); Tim Graveson (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 |
|---|---|---|---|---|---|
| B41994 | Roof replacement | Issued | Iss. Apr 11, 2025 | $50,000 | Remove existing roof, install class A fire rated Steel Standing Seam Roof System. Self certify — ReRoofing |
| B32805 | Solar / battery storage | Issued | Iss. Mar 1, 2023 | $28,495 | Provide and install 20kWh Battery storage system (2x Enphase Encharge 10 battery) |
| 166348 | Solar / battery storage | Issued | Iss. Nov 23, 2020 | $33,228 | 7.25kw Photovoltaic Rooftop |