22 Mcdonald Ln
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.08391, -122.80686
Executive Verdict · Public-Records Synthesis
Zoned C-ARP-2 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,807,000 ($1,590,000–$2,024,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jan 15, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 33 Mc Donald Ln (470 ft N, 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 (~$21,231/yr at $1,807,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,769/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:
- 91,302 sq ft (2.10 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 22 MCDONALD LN
Zoning & Land Use
C-ARP-2 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned C-ARP-2 (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-2 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-ARP-2 (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 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: $1,590,000 – $2,024,000 · 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)470 ft N
Active in "Issued" for 11 yr (first record Nov 30, 2015) with no new permit activity recorded in 10.7 yr.
- Accessory dwelling unit at 22 Cypress Rd (Issued)0.41 mi SW
Active in "Issued" for 12 yr (first record Nov 17, 2014) with no new permit activity recorded in 11.6 yr.
- New home at 67 Mesa Rd (Issued)0.43 mi SW
Active in "Issued" for 12.6 yr (first record Apr 21, 2014) with no new permit activity recorded in 11.7 yr.
- New home at 42 Cypress Rd (Finaled / completed)0.43 mi SW
High-impact scale (1 housing unit, $2,750,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Roofing Craftsmen (1 on parcel, 1 in ½ mi · Roof replacement); J And J Electric (1 on parcel, 1 in ½ mi · Other); John Owens Services (1 on parcel, 1 in ½ mi · Other); Anchor Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36586 | Roof replacement | Issued | Iss. Jan 15, 2024 | $37,250 | Reroof Remove one (1) existing shingle roof to the sheathing boards. Furnish and install new 60 mil TPO Install GAF Arch… |
| B34480 | Other | Issued | Iss. Jun 27, 2023 | $15,777 | Provide and install 18kW backup generator |
| B33579 | Electrical / panel | Issued | Iss. Apr 24, 2023 | $2,500 | Replace rusted 200 amp electrical service with new 200 amp unit. — Service Upgrade |
| B33566 | Other | Issued | Iss. Apr 24, 2023 | $15,384 | Replace boiler. — Replace Mechanical Appliance |