49 Drakes Summit Rd
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.05824, -122.83586
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 952,004 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Jul 1, 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)
- ! Delayed or open permit activity on this parcel
General repair (92833): Pending in review for 23 mo (8.5× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$19,356/yr at $1,644,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,613/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:
- 952,004 sq ft (21.86 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 49 DRAKES SUMMIT RD
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.
- 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 952,004 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 06041C0237D, effective May 4, 2009
- 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
- General repair (92833) (Applied)On this parcel
Pending in review for 23 mo (8.5× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New garage / accessory structure (92832) (Applied)On this parcel
Pending in review for 23 mo (4.3× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Addition (adds square footage) (92813) (Applied)On this parcel
Pending in review for 2 yr (4.5× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
Entity-resolved builders & contractors in ½ mile: Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); James George Lino Const (1 on parcel, 1 in ½ mi · Other); Gagne Brothers Enterprises (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Entwisle Electric (1 on parcel, 1 in ½ mi · EV charger); Hope Construction (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47370 | EV charger | Issued | Iss. Jul 1, 2026 | $1,200 | EV Charging Station |
| B46763 | Other | Issued | Iss. May 12, 2026 | $45,000 | Provide and Install Generator |
| B44531 | Plumbing / water heater / sewer | Issued | Iss. Oct 27, 2025 | $3,300 | INSTALL TANKLESS WATER HEATER WITH 180K BTUS — Replace Plumbing Fixtures(s) |
| 92833 | General repair | Applied | App. Dec 5, 2024 | — | Parking Retaining Wall |
| 92832 | New garage / accessory structure | Applied | App. Dec 5, 2024 | — |