11780 State Route 1
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.07592, -122.80248
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 $1,807,000 ($1,590,000–$2,024,000).
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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jul 5, 2023, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 11815 State Route (280 ft W, 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 (~$21,231/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:
- 42,079 sq ft (0.97 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 11780 STATE ROUTE 1
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: $1,590,000 – $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
- New home at 11815 State Route (Applied)280 ft W
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)0.35 mi SW
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)0.37 mi SW
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).
- Accessory dwelling unit at 11750 State Route (Applied)150 ft S
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: Arsenio Esquivel (1 on parcel, 1 in ½ mi · Roof replacement); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (12 in ½ mi · New garage / accessory structure); Hawley Building (4 in ½ mi · New garage / accessory structure); Elvin Hernandez (3 in ½ mi · Demolition).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B34550 | Roof replacement | Issued | Iss. Jul 5, 2023 | $18,250 | We will tear off existing roof down to bare wood and install Class A composition roof shingles. — ReRoofing |
| B28409 | Plumbing / water heater / sewer | Issued | Iss. Jan 19, 2022 | $1,800 | Tank to Tankless Water Heater 199k BTU Run dedicated gas line from existing 3/4'' high pressure propane rise o new 199k … |