11 Tomasini Canyon Rd
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.08094, -122.80573
Executive Verdict · Public-Records Synthesis
Zoned C-ARP-3 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,819,000 ($1,601,000–$2,037,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$11,964 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Apr 9, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 87% of the lot of lot)
Zone A: 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 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: New home at 11815 State Route (0.36 mi S, applied). 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 (~$21,369/yr at $1,819,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,781/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:
- 26,180 sq ft (0.60 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 11 TOMASINI CANYON RD
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
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 87% of the lot); Zone X: minimal flood hazard (about 13% 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: $1,601,000 – $2,037,000 · 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 11815 State Route (Applied)0.36 mi S
In "Applied" for 6 yr (since Nov 17, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $780,000 declared valuation across 1 permit).
- New home at 17 Cypress Rd (Issued)0.44 mi SW
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).
- Accessory dwelling unit at 17 Cypress Rd (adu 17a) (Issued)0.45 mi 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).
- Accessory dwelling unit at 11750 State Route (Applied)0.42 mi SE
In "Applied" for 2.5 yr (since May 29, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Metal Roof (1 on parcel, 1 in ½ mi · Roof replacement); Sun First! (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (10 in ½ mi · Addition (adds square footage)); Hawley Building (4 in ½ mi · New garage / accessory structure); Rodoni Construction (3 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41843 | Solar / battery storage | Issued | Iss. Apr 9, 2025 | $27,694 | Install (17) roof mounted PV solar modules with (1) Tesla Powerwall 3 battery |
| B41593 | Roof replacement | Issued | Iss. Mar 13, 2025 | $45,000 | self certify, Tear off asphalt shingle roof and recycle Install new class A standing seam roof — ReRoofing |