40 Laurel St
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.07257, -122.82974
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 $1,904,000 ($1,676,000–$2,132,000).
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 47,655 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$72,020 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 5, 2025).
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 29 Drakes View Dr (0.42 mi NW, 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 (~$22,346/yr at $1,904,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,862/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:
- 47,655 sq ft (1.09 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 40 LAUREL ST
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 47,655 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: $1,676,000 – $2,132,000 · 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)0.42 mi NW
Active in "Issued" for 9.1 yr (first record Sep 19, 2017) with no new permit activity recorded in 8.9 yr.
- Demolition at 100 Balboa Ave (Issued)0.5 mi S
Active in "Issued" for 21 mo (first record Feb 20, 2025) with no new permit activity recorded in 19 mo.
Entity-resolved builders & contractors in ½ mile: Millennial Development (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (3 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42990 | Solar / battery storage | Issued | Iss. Jul 5, 2025 | $13,070 | Install roof mount solar panels at 4.1 kW and 1 battery |
| B36978 | Solar / battery storage | Issued | Iss. Feb 9, 2024 | $13,300 | PV SOLAR 4800 DC,(12) MODULES, (1) 13.5KWH ESS |
| 172254 | Remodel / interior alteration | Issued | Iss. Aug 31, 2022 | $90,000 | Remodel Master Suite And Hall Bath; Repl 4 Windows |
| B28476 | HVAC / heat pump | Issued | Iss. Jan 24, 2022 | $4,600 | replacing furnace, AFUE 96% — Replace Mechanical Appliance |
| 166879 | Remodel / interior alteration | Issued | Iss. Jan 15, 2021 |