26 Carmencita Ave
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.06682, -122.82511
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 $1,840,000 ($1,619,000–$2,061,000).
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 40,337 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$7,906 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 24, 2019).
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
Solar / battery storage (71610): Pending in review for 12.2 yr — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 90 Blackberry Way (0.37 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)
Parcel & Assessor
- Lot size:
- 40,337 sq ft (0.93 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 26 CARMENCITA 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 40,337 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: $1,619,000 – $2,061,000 · 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
- Solar / battery storage (71610) (Applied)On this parcel
Pending in review for 12.2 yr — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- New home at 90 Blackberry Way (Issued)0.37 mi S
Active in "Issued" for 5.6 yr (first record Apr 14, 2021) with no new permit activity recorded in 4.4 yr. High-impact scale (1 housing unit, $825,000 declared valuation across 2 permits).
- Demolition at 100 Balboa Ave (Issued)0.13 mi SW
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: Owner Builder (1 on parcel, 5 in ½ mi · Addition (adds square footage)); American Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Solarcity Dba Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Millennial Development (2 in ½ mi · Remodel / interior alteration); Kyle Gleason And Sons (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 163031 | Plumbing / water heater / sewer | Issued | Iss. Oct 24, 2019 | $4,000 | New Gas Line For Gas Fire Place |
| 153155 | Solar / battery storage | Issued | Iss. Sep 1, 2016 | $29,280 | P V Sys 5.8 K W - Express |
| 71610 | Solar / battery storage | Applied | App. Aug 14, 2014 | $10,150 | Rf Mtd P V Sys 4.59 K W 12/16/14 Owner Cancelled Project. |