36 Cypress Rd
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.07925, -122.81263
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 $1,824,000 ($1,605,000–$2,043,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 16, 2025).
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 33% 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) (390 ft SW, 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 (~$21,426/yr at $1,824,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,786/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:
- 54,537 sq ft (1.25 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 36 CYPRESS RD; 38 CYPRESS 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 (about 33% of the lot); Zone X: minimal flood hazard (about 67% 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: $1,605,000 – $2,043,000 · 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)390 ft SW
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)400 ft S
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).
- New home at 50 Knob Hill Rd (Issued)0.44 mi SE
Active in "Issued" for 4.1 yr (first record Oct 17, 2022) with no new permit activity recorded in 3.2 yr. High-impact scale (1 housing unit, $2,100,000 declared valuation across 1 permit).
- New home at 45 Knob Hill Rd (Issued)0.46 mi SE
Active in "Issued" for 9.5 yr (first record May 8, 2017) with no new permit activity recorded in 9.2 yr. High-impact scale (1 housing unit, $1,400,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Clearview Electric (1 on parcel, 1 in ½ mi · EV charger); Owner Builder (14 in ½ mi · New garage / accessory structure); Korhummel Paul Frederick (5 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 |
|---|---|---|---|---|---|
| B43904 | HVAC / heat pump | Issued | Iss. Sep 16, 2025 | $22,000 | 2 system HVAC electrical conversion- remove 2 furnaces & 2 ACs, install 2 air handlers & 2 heat pumps — Replace Mechanic… |
| B43134 | Solar / battery storage | Issued | Iss. Jul 16, 2025 | $42,574 | NEW FLUSH MOUNTED PV SYSTEM WITH NEW BATTERY STORAGE, GRID TIED MICROINVERTERS TO EXISTING MAIN SERVICE PANEL. |
| B42760 | EV charger | Issued | Iss. Jun 15, 2025 | $2,000 | install new 50 amp vehicle charger. — EV Charging Station; With Electronic Inspection |