16 Vallejo Ave
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.06950, -122.82540
Executive Verdict · Public-Records Synthesis
Zoned C-CP in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,662,000 ($1,463,000–$1,861,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$27,682 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 5, 2026).
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 (0.28 mi S, 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 (~$19,563/yr at $1,662,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,630/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:
- 5,576 sq ft (0.13 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 16 VALLEJO AVE
Zoning & Land Use
C-CP — Planned Commercial (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-CP (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-CP (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-CP (commercial), not a single-family residential zone.
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: $1,463,000 – $1,861,000 · 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
- Demolition at 100 Balboa Ave (Issued)0.28 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: Rsp Group (1 on parcel, 1 in ½ mi · Roof replacement); Canopy Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding); 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, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48643 | Windows / doors / siding | Issued | Iss. Oct 5, 2026 | $1,115 | Non-structural Door/Window Replacement |
| 164073 | Solar / battery storage | Issued | Iss. Jan 29, 2020 | $37,200 | Rooftop Solar 6.2 K W - Fast Track |
| 159654 | Remodel / interior alteration | Issued | Iss. Sep 24, 2018 | $40,000 | Jadu - Express |
| B15565 | Roof replacement | Issued | Iss. Jul 30, 2018 | $50,000 | Repair & Maintenance, the perimeter of crawl space siding add ventilation. Repair electrical circuity after service pane… |