160 Vallejo Ave
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.06930, -122.82932
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-1 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 $1,849,000 ($1,627,000–$2,071,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 28,793 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$17,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 6, 2020).
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)
- ! Delayed or open permit activity on this parcel
Electrical / panel (165363): Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Demolition at 100 Balboa Ave (0.28 mi SE, 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:
- 28,793 sq ft (0.66 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 160 VALLEJO AVE
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 lotLikely eligible
Zoned C-RSP-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-1, a single-family residential zone. The lot is 28,793 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: $1,627,000 – $2,071,000 · 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
- Electrical / panel (165363) (Issued)On this parcel
Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
- Demolition at 100 Balboa Ave (Issued)0.28 mi SE
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: Alvarado Brothers Construction (2 on parcel, 2 in ½ mi · Electrical / panel); Owner (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Aguilar Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (3 in ½ mi · Demolition); North Cal Restoration And Construction (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 165363 | Electrical / panel | Issued | Iss. Aug 6, 2020 | $8,000 | Repl Ext. Stairs Deck/Landing; Electric T.D. 5-18-20 |
| B13087 | Windows / doors / siding | Issued | Iss. Aug 17, 2017 | $4,500 | replace 2 sliding glass doors in same openings — Non-structural Door/Window Replacement |
| B12878 | Roof replacement | Issued | Iss. Jul 24, 2017 | $12,300 | Reroof residential. Tear off, re-sheet, comp shingle. — ReRoofing |
| 155364 | Remodel / interior alteration | Issued | Iss. May 8, 2017 | $50,000 | Rmdl Kit & Bath; Service Change From 100 A To 200 A T.D. 3/31/17 |