21 Drakes Summit Rd
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.06147, -122.83039
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 $1,654,000 ($1,456,000–$1,852,000).
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 815,182 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$10,306 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 9, 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)
about 90% 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 90 Blackberry Way (0.29 mi E, 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 (~$19,471/yr at $1,654,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,623/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:
- 815,182 sq ft (18.71 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 21 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 815,182 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 (about 90% of the lot); Zone X: minimal flood hazard (about 10% 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: $1,456,000 – $1,852,000 · 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)0.29 mi E
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)0.35 mi NE
Active in "Issued" for 21 mo (first record Feb 20, 2025) with no new permit activity recorded in 19 mo.
- Accessory dwelling unit at 141 Silver Hills Rd (aka 145) (Issued)0.47 mi SE
Active in "Issued" for 6.3 yr (first record Jul 21, 2020) with no new permit activity recorded in 4.9 yr.
Entity-resolved builders & contractors in ½ mile: Pete Humphrey Carpentry (1 on parcel, 1 in ½ mi · New garage / accessory structure); Sunsource Electrical (1 on parcel, 1 in ½ mi · Solar / battery storage); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (4 in ½ mi · Accessory dwelling unit (new or conversion)); Hope Construction (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 161479 | Solar / battery storage | Issued | Iss. May 9, 2019 | $31,808 | Battery Back Up Express |
| 144696 | Solar / battery storage | Issued | Iss. Oct 29, 2014 | $30,452 | 5.50 Kw Roof Mounted Photovoltaic - Express |
| 143177 | New garage / accessory structure | Issued | Iss. Jul 1, 2014 | $188,000 | Addn; Rmdl; Seimic Upgrades; Deck; Windows/Doors; Siding***Exst To 7/1/17 Per Wpk |