10 E Robert Dr
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.07823, -122.83922
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 $1,644,000 ($1,447,000–$1,841,000).
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 106,940 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
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Mar 16, 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: 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 (89968): Pending in review for 4.4 yr (19.5× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, 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 (0.5 mi 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:
- 106,940 sq ft (2.46 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 10 E ROBERT DR; 10 E ROBERT DR A
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 106,940 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: $1,447,000 – $1,841,000 · 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
- Remodel / interior alteration (89968) (Applied)On this parcel
Pending in review for 4.4 yr (19.5× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Accessory dwelling unit at 11 Redwood Ave (Applied)0.5 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)0.23 mi SW
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)0.23 mi SW
Active in "Issued" for 4 yr (first record Dec 1, 2022) with no new permit activity recorded in 3.2 yr.
Entity-resolved builders & contractors in ½ mile: Buildrite Bay Area (3 on parcel, 3 in ½ mi · General repair); Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); 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 (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 181288 | General repair | Issued | Iss. Mar 16, 2026 | $160,000 | Replace (E) Deck Boards & Railing - No Framing |
| B45219 | Plumbing / water heater / sewer | Issued | Iss. Dec 18, 2025 | $14,000 | 120FT OF UNDEGROUND GAS LINE REPLACEMENT. — New Gas Service; Siding Replacement |
| B43286 | Windows / doors / siding | Issued | Iss. Jul 30, 2025 | $218,000 | SIDING REPLACEMENT AS IS; NON -STRUCTURAL DOOR/WINDOWS REPLACEMENT AS IS. — Siding Replacement, Non-structural Door/Wind… |
| 89968 | Remodel / interior alteration | Applied | App. Jun 7, 2022 | $500,000 | Remodel Whole House; Replace Part Of Roof Framing; Replace Windows/Doors; Trellis M C F D |
| B28283 | Plumbing / water heater / sewer |