85 Drakes View Dr
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.07559, -122.83596
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 $1,863,000 ($1,639,000–$2,087,000).
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 48,047 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$30,960 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 30, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 29 Drakes View Dr (350 ft N, 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 (~$21,875/yr at $1,863,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,823/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:
- 48,047 sq ft (1.10 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 85 DRAKES VIEW 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 48,047 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: $1,639,000 – $2,087,000 · 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 29 Drakes View Dr (Issued)350 ft N
Active in "Issued" for 9.1 yr (first record Sep 19, 2017) with no new permit activity recorded in 8.9 yr.
- Accessory dwelling unit at 19 Sunnyside Dr (Issued)0.28 mi W
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)0.28 mi W
Active in "Issued" for 4 yr (first record Dec 1, 2022) with no new permit activity recorded in 3.2 yr.
- New home at 320 Drakes View Dr (Finaled / completed)0.39 mi W
High-impact scale (1 housing unit, $860,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Freedom Forever (2 on parcel, 2 in ½ mi · Solar / battery storage); Acme Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Troy Roofing (1 on parcel, 1 in ½ mi · Roof replacement); North Cal Restoration And Construction (4 in ½ mi · New garage / accessory structure); Jg Lino Construction (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B35945 | Solar / battery storage | Issued | Iss. Oct 30, 2023 | $41,956 | 33 roof mounted module solar @ 13.200kw+125A Backup Load Center+200A Tesla Gateway+ Tesla Powerwall 13.5kwh |
| B34788 | Roof replacement | Issued | Iss. Jul 21, 2023 | $26,000 | Remove existing roof, Install 1/2 plywood, Install GAF Smooth modification bituman, Install GAF Granulated modification … |
| B31678 | Solar / battery storage | Issued | Iss. Nov 7, 2022 | $86,735 | installing 31 (415w) roof mount solar modules PV rating at 12.865KW + (N) 13.5KWH Tesla Powerwall + (N) 200a gateway + (… |
| B30112 | Roof replacement | Issued | Iss. Jun 22, 2022 | $13,500 | Tear off and Reroof (17)Sq's of Torchdown on Flat Roof, w/#75lb GAF. — ReRoofing |