12400 Sir Francis Drake Blvd
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.07333, -122.82754
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,803,000 ($1,587,000–$2,019,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSP-1 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$6,720 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Aug 14, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 16% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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)
- ! Alquist-Priolo Earthquake Fault Zone (all of the lot of lot)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 29 Drakes View Dr (0.49 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)
Parcel & Assessor
- Lot size:
- 19,123 sq ft (0.44 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12400 SIR FRANCIS DRAKE BLVD
Zoning & Land Use
C-RSP-1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSP-1, a single-family residential zone. Alquist-Priolo Earthquake Fault Zone covers all of the lot: the project must meet the seismic building standards, and a fault study is usually required. FEMA regulatory floodway covers about 47% of the lot: SB 9 requires a no-rise certification.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSP-1, a single-family residential zone. The lot is 19,123 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Alquist-Priolo Earthquake Fault Zone covers all of the lot: the project must meet the seismic building standards, and a fault study is usually required. FEMA regulatory floodway covers about 47% of the lot: SB 9 requires a no-rise certification.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 16% of the lot); Zone AE: regulatory floodway (Special Flood Hazard Area) (about 47% of the lot); Zone X: minimal flood hazard (about 37% of the lot) · FIRM panel 06041C0229E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Alquist-Priolo Earthquake Fault Zone (Inverness quadrangle) (all of the lot)
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,587,000 – $2,019,000 · 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
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project (1 housing units across completed, permitted, and pipeline stages) and 38 total building permits recorded within ½ mile.
- New construction1 permit (1 units)
- Demolition1 permit
- Additions & renovations3 permits
- Building systems25 permits
- Other8 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 29 Drakes View Dr (Issued)0.49 mi NW
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: Fog City Roofing And Construction (1 on parcel, 1 in ½ mi · Roof replacement); Norcal Home (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (3 in ½ mi · New single-family home); North Cal Restoration And Construction (2 in ½ mi · Remodel / interior alteration); Jg Lino Construction (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47792 | Roof replacement | Issued | Iss. Aug 14, 2026 | $30,000 | ReRoofing |
| 170591 | Solar / battery storage | Issued | Iss. Feb 8, 2022 | $17,000 | 3.35kw Rooftop Photovoltaic System - Express |