10 Ridge View Ln
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.07282, -122.80661
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B3 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,630,000 ($1,434,000–$1,826,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RA-B3 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$8,485 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Apr 3, 2024).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 5 new homes at 11401 State Route (0.26 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 (~$19,195/yr at $1,630,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,600/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:
- 114,432 sq ft (2.63 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 10 RIDGE VIEW LN
Zoning & Land Use
C-RA-B3 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RA-B3 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned C-RA-B3 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned C-RA-B3 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
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: $1,434,000 – $1,826,000 · 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)0.26 mi S
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 11815 State Route (Applied)0.29 mi NE
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 45 Knob Hill Rd (Issued)0.1 mi NW
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).
- New home at 50 Knob Hill Rd (Issued)0.12 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Sierra Roofing And Solar (2 on parcel, 2 in ½ mi · Roof replacement); Owner Builder (18 in ½ mi · New garage / accessory structure); Thompson Builders (16 in ½ mi · New multifamily / condos / mixed-use); Midstate Construction (9 in ½ mi · New garage / accessory structure); Korhummel Paul Frederick (5 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37549 | Solar / battery storage | Issued | Iss. Apr 3, 2024 | $20,496 | Install 5.6kw PV system, roof mounted 14 modules. |
| B16520 | Roof replacement | Issued | Iss. Nov 21, 2018 | $39,000 | Tear off, shake to comp shingle — ReRoofing |