33 Mcdonald Ln
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.08745, -122.80794
Executive Verdict · Public-Records Synthesis
Zoned C-ARP-3 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,777,000 ($1,564,000–$1,990,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$155,690 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 2, 2018).
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) (about 25% 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
Accessory dwelling unit at 33 Mc Donald Ln: Active in "Issued" for 11 yr (first record Nov 30, 2015) with no new permit activity recorded in 10.7 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$20,886/yr at $1,777,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,740/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:
- 1,291,336 sq ft (29.64 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 33 MCDONALD LN; 35 MCDONALD LN
Zoning & Land Use
C-ARP-3 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned C-ARP-3 (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-3 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-ARP-3 (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 25% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 75% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0233D, 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: $1,564,000 – $1,990,000 · 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 33 Mc Donald Ln (Issued)On this parcel
Active in "Issued" for 11 yr (first record Nov 30, 2015) with no new permit activity recorded in 10.7 yr.
- New garage / accessory structure (80448) (Applied)On this parcel
Pending in review for 9.3 yr (20.8× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Entity-resolved builders & contractors in ½ mile: Rodoni Construction (1 on parcel, 3 in ½ mi · Accessory dwelling unit (new or conversion)); John Owens Services (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B15328 | Plumbing / water heater / sewer | Issued | Iss. Jul 2, 2018 | $15,548 | replace boiler and install Rinnai tankless W/H — Mechanical Appliance, Replace Mechanical Appliance |
| 80448 | New garage / accessory structure | Applied | App. Jul 19, 2017 | $35,000 | Add Open Shed Roof To Front Of Garag***Plans Tossed 1/10/19 T.D. 9/5/17 |
| 151030 | Accessory dwelling unit (new or conversion) | Issued | Iss. Mar 3, 2016 | $200,000 | 2nd Unit, Att Gar, Deck T.D. 2-6-16 |