1 Balboa Ave
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.06230, -122.82202
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,754,000 ($1,544,000–$1,964,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSP-0.1 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$109,960 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Apr 12, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 28% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 90 Blackberry Way (0.18 mi W, 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 (~$20,621/yr at $1,754,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,718/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:
- 112,690 sq ft (2.59 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1 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.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSP-0.1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 28% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSP-0.1, a single-family residential zone. The lot is 112,690 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 28% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 28% of the lot); Zone X: minimal flood hazard (about 47% of the lot); Zone X: minimal flood hazard (about 25% 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: $1,544,000 – $1,964,000 · 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 home at 90 Blackberry Way (Issued)0.18 mi W
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).
- Accessory dwelling unit at 141 Silver Hills Rd (aka 145) (Issued)0.34 mi S
Active in "Issued" for 6.3 yr (first record Jul 21, 2020) with no new permit activity recorded in 4.9 yr.
- Demolition at 100 Balboa Ave (Issued)0.36 mi NW
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: Tesla Energy Operations (3 on parcel, 3 in ½ mi · Roof replacement); Tesla Energy (3 on parcel, 3 in ½ mi · Solar / battery storage); Tembrock Ingrassia Builders Dba Bayside Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Jaj Roofing (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (5 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33388 | Solar / battery storage | Issued | Iss. Apr 12, 2023 | $77,393 | Install new 10.8 kw/30 panel PV system, 27 kwh battery system and new 200A backup subpanel with 225A busbar |
| 173254 | Remodel / interior alteration | Issued | Iss. Jan 25, 2023 | $170,000 | Remodel: Replace Most Windows, Add Window, Kitchen Remodel, Add Bath, Extend Roof Eave; Seismic Improvements; Attic Expa… |
| B28963 | Electrical / panel | Issued | Iss. Mar 4, 2022 | $2,000 | Upgrade main panel to 200A — Service Upgrade |
| B28368 | Roof replacement | Issued | Iss. Jan 14, 2022 | $18,860 | Reroof Tesla tiles at 12.69 kW and batteries — ReRoofing |
| B28367 | Roof replacement | Issued |