25 Elizabeth Pl
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.07196, -122.84873
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 $1,832,000 ($1,612,000–$2,052,000).
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 75,010 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 4, 2025, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 372 Drakes View Dr (0.17 mi NE, 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:
- 75,010 sq ft (1.72 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 25 ELIZABETH PL
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 75,010 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 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)0.17 mi NE
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 19 Sunnyside Dr (Issued)0.47 mi NE
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)0.47 mi NE
Active in "Issued" for 4 yr (first record Dec 1, 2022) with no new permit activity recorded in 3.2 yr.
- New home at 75 Sunnyside Dr (Finaled / completed)0.29 mi E
High-impact scale (1 housing unit, $790,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Jg Lino Construction (1 on parcel, 1 in ½ mi · New garage / accessory structure); John Owens Services (1 on parcel, 1 in ½ mi · Other); Sawyer Construction (4 in ½ mi · New garage / accessory structure); Owner Builder (3 in ½ mi · Accessory dwelling unit (new or conversion)); Tim Graveson (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 179781 | New garage / accessory structure | Issued | Iss. Aug 4, 2025 | $50,000 | Drilled Pier Support For Owner-Supplied Hot Tub; Retaining Walls; Lighting |
| B39717 | Other | Issued | Iss. Oct 7, 2024 | $17,300 | Replace boiler and WH for 120k combination boiler in same location - outdoor utility closet — Replace Mechanical Applian… |