110 Balboa Ave
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.06632, -122.82978
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.1 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 $1,644,000 ($1,447,000–$1,841,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-0.1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 1,610,152 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jun 7, 2018, 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)
- ! Delayed or open permit activity on this parcel
New single-family home (158707): Issued after 2.6 yr (3.8× the 253d median) — slower than 90% of new single-family home permits in Unincorporated Marin (median 253d, 90th pct 686d, n=121).
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 (0.42 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:
- 1,610,152 sq ft (36.96 ac)
- Assessor use:
- Rural - Unimproved
- Addresses on lot:
- 110 BALBOA AVE
Zoning & Land Use
C-RSP-0.1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-0.1 (single-family residential): state law allows ADUs where homes are allowed. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- SB 9: two homes on the lotLikely eligible
Zoned C-RSP-0.1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-0.1, a single-family residential zone. The lot is 1,610,152 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: $1,447,000 – $1,841,000 · 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
- New single-family home (158707) (Issued)On this parcel
Issued after 2.6 yr (3.8× the 253d median) — slower than 90% of new single-family home permits in Unincorporated Marin (median 253d, 90th pct 686d, n=121).
- New home at 90 Blackberry Way (Issued)0.42 mi SE
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)0.16 mi E
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, 3 in ½ mi · Demolition); Hope Construction (3 in ½ mi · New garage / accessory structure); Millennial Development (2 in ½ mi · Remodel / interior alteration); Kyle Gleason And Sons (1 in ½ mi · New single-family home); Calmell Builders (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 158707 | New single-family home | Issued | Iss. Jun 7, 2018 | $6,300 | Manufactured Home On Site-T.D. 01/19/16-***Extended To 9/12/2018 Address Was Previously Out In As 10 Drake Summit, Chang… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).