88 Overlook Rd
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.07925, -122.81715
Executive Verdict · Public-Records Synthesis
Zoned C-ARP-1 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,817,000 ($1,599,000–$2,035,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$10,226 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 11, 2024).
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 Moderate 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 17 Cypress Rd (adu 17a) (0.23 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 (~$21,346/yr at $1,817,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,779/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:
- 27,704 sq ft (0.64 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 88 OVERLOOK RD
Zoning & Land Use
C-ARP-1 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned C-ARP-1 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned C-ARP-1 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-ARP-1 (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate 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: $1,599,000 – $2,035,000 · 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
- Accessory dwelling unit at 17 Cypress Rd (adu 17a) (Issued)0.23 mi E
Active in "Issued" for 23 mo (first record Dec 2, 2024) with no new permit activity recorded in 21 mo. High-impact scale (1 housing unit, $760,000 declared valuation across 1 permit).
- New home at 17 Cypress Rd (Issued)0.23 mi E
Active in "Issued" for 2.1 yr (first record Oct 15, 2024) with no new permit activity recorded in 21 mo. High-impact scale (1 housing unit, $1,075,000 declared valuation across 2 permits).
- Demolition at 47 Cypress Rd (Issued)0.12 mi E
Active in "Issued" for 2.8 yr (first record Jan 31, 2024) with no new permit activity recorded in 2.3 yr.
- Accessory dwelling unit at 22 Cypress Rd (Issued)0.31 mi E
Active in "Issued" for 12 yr (first record Nov 17, 2014) with no new permit activity recorded in 11.6 yr.
Entity-resolved builders & contractors in ½ mile: Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Efficient Energy Solutions Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · HVAC / heat pump); Henris Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (7 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37282 | Solar / battery storage | Issued | Iss. Mar 11, 2024 | $24,700 | Install Photovoltaic Rooftop Solar System 7.6 KW DC with a 7.6 Solaredge Inverter, Solaredge Optimizers, Comp Shingle Ro… |
| B35863 | Roof replacement | Issued | Iss. Oct 23, 2023 | $25,400 | Shingle Portions of House Only- Remove existing sheathing for new roof. Prepare existing sheathing for new roof. Install… |
| B25430 | HVAC / heat pump | Issued | Iss. Apr 9, 2021 | $13,000 | replace failed furnace with air handler and add heat pump new — Mechanical Appliance, Replace Mechanical Appliance |
| 148350 | Roof replacement | Issued | Iss. Aug 11, 2015 | $12,000 | Tear Off & Re-Roof W/ Comp Shingles***Expired |