12431 Sir Francis Drake Blvd
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.07459, -122.82965
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.33 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 $1,790,000 ($1,575,000–$2,005,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-0.33 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 18,121 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Nov 1, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 29 Drakes View Dr (0.35 mi W, 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 (~$21,035/yr at $1,790,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,753/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:
- 18,121 sq ft (0.42 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12431 SIR FRANCIS DRAKE BLVD
Zoning & Land Use
C-RSP-0.33 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-0.33 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-RSP-0.33, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-0.33, a single-family residential zone. The lot is 18,121 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: $1,575,000 – $2,005,000 · 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)0.35 mi W
Active in "Issued" for 9.1 yr (first record Sep 19, 2017) with no new permit activity recorded in 8.9 yr.
Entity-resolved builders & contractors in ½ mile: Clearview Electric (1 on parcel, 1 in ½ mi · Electrical / panel); North Cal Restoration And Construction (2 in ½ mi · Remodel / interior alteration); Jg Lino Construction (2 in ½ mi · Remodel / interior alteration); Dc Design Build (2 in ½ mi · Addition (adds square footage)); Millennial Development (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48970 | Electrical / panel | Issued | Iss. Nov 1, 2026 | $5,000 | Service Upgrade |