145 Vallejo Ave
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.06852, -122.82851
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 $1,809,000 ($1,592,000–$2,026,000).
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 21,039 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 Oct 6, 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: Demolition at 100 Balboa Ave (0.21 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)
- ! Year 1 Prop 13 tax reset (~$21,254/yr at $1,809,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,771/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:
- 21,039 sq ft (0.48 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 145 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 21,039 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: $1,592,000 – $2,026,000 · 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)
2 active or recent development projects (1 housing units across completed, permitted, and pipeline stages) and 45 total building permits recorded within ½ mile.
- New construction1 permit (1 units)
- Demolition2 permits
- Additions & renovations4 permits
- Building systems30 permits
- Other8 permits
Developments Deserving Closer Investigation & Active Area Builders
- Demolition at 100 Balboa Ave (Issued)0.21 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: K And S Energy (1 on parcel, 1 in ½ mi · Other); Sonoma Sparkies (1 on parcel, 1 in ½ mi · EV charger); Owner Builder (3 in ½ mi · Demolition); 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 |
|---|---|---|---|---|---|
| B48664 | Other | Issued | Iss. Oct 6, 2026 | $72,746 | — |
| B48392 | EV charger | Issued | Iss. Sep 17, 2026 | $6,500 | Service Upgrade, EV Charging Station |