415 Drakes View Dr
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.07374, -122.85067
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.25 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,832,000 ($1,612,000–$2,052,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jan 30, 2019, 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 D: possible but undetermined flood hazard)
about 93% of the lot of the parcel intersects Zone D: possible but undetermined 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) (about 20% 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 372 Drakes View Dr (0.18 mi E, 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 (~$21,518/yr at $1,832,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,793/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:
- 63,423 sq ft (1.46 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 415 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 ADUPossible, with conditions
Zoned C-RSP-0.25 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers about 80% of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSP-0.25, a single-family residential zone. Very High Fire Hazard Severity Zone (State responsibility area) covers about 80% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSP-0.25, a single-family residential zone. The lot is 63,423 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Very High Fire Hazard Severity Zone (State responsibility area) covers about 80% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 20% of the lot, map Apr 1, 2024); Very High Fire Hazard Severity Zone (State Responsibility Area) (about 80% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone D: possible but undetermined flood hazard (about 93% of the lot); Zone X: minimal flood hazard (about 7% of the lot) · FIRM panel 06041C0230E, 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: $1,612,000 – $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
- New home at 372 Drakes View Dr (Issued)0.18 mi E
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).
- New home at 75 Sunnyside Dr (Finaled / completed)0.42 mi E
High-impact scale (1 housing unit, $790,000 declared valuation across 1 permit).
- New home at 320 Drakes View Dr (Finaled / completed)0.43 mi E
High-impact scale (1 housing unit, $860,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owens John (1 on parcel, 1 in ½ mi · HVAC / heat pump); John Owens Service (1 on parcel, 1 in ½ mi · HVAC / heat pump); Moore Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sawyer Construction (4 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B16963 | HVAC / heat pump | Issued | Iss. Jan 30, 2019 | $4,250 | Replace Furnace — Replace Mechanical Appliance |
| B14896 | Roof replacement | Issued | Iss. May 4, 2018 | $45,950 | Remove existing roof down to sheathing. Prepare existing sheathing for new roof. Install GAF Lifetime HD Shingles as fin… |
| 152292 | HVAC / heat pump | Issued | Iss. Jun 9, 2016 | $5,000 | Repl Furnace |
| 151935 | HVAC / heat pump | Issued | Iss. May 11, 2016 | $5,482 | Repl Furnace Refund Prepared 10/9/16 Bc |