1 Los Reyes Dr
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.07334, -122.81283
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 $1,829,000 ($1,610,000–$2,048,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$21,981 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 6, 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 5% 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: 5 new homes at 11401 State Route (0.44 mi SE, 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 (~$21,484/yr at $1,829,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,790/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:
- 47,698 sq ft (1.09 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1 LOS REYES DR
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 5% of the lot); Zone X: minimal flood hazard (about 95% 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: $1,610,000 – $2,048,000 · 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
- 5 new homes at 11401 State Route (Applied)0.44 mi SE
In "Applied" for 2.6 yr (since Apr 10, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (5 housing units, $1,200,000 declared valuation across 1 permit).
- New home at 350 Mesa Rd (Issued)0.11 mi SE
Active in "Issued" for 4.3 yr (first record Jul 21, 2022) with no new permit activity recorded in 3.3 yr. High-impact scale (1 housing unit, $1,370,000 declared valuation across 1 permit).
- New home at 50 Knob Hill Rd (Issued)0.23 mi E
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)0.25 mi E
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: Vital Energy Solutions (2 on parcel, 2 in ½ mi · Electrical / panel); Ilum Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Robert A Arndt Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Nir West Coast (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (17 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44224 | Electrical / panel | Issued | Iss. Oct 6, 2025 | $3,000 | MSP upgrade 100A like-for-like — Service Upgrade |
| B43349 | Solar / battery storage | Issued | Iss. Aug 5, 2025 | $36,715 | Roof-mount PV 3.68kW DC and ESS 15kWh AC. |
| 159892 | Solar / battery storage | Issued | Iss. Oct 17, 2018 | $20,000 | Solar Pv 3.66kw - Express |
| B15636 | Windows / doors / siding | Issued | Iss. Aug 8, 2018 | $19,665 | Removal of existing plywood and trim, on south side of house and east side and replace 1 window. — Siding Replacement, N… |
| B15134 | Roof replacement | Issued | Iss. Jun 4, 2018 |