3 Sixth St
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.06914, -122.80848
Executive Verdict · Public-Records Synthesis
Zoned C-RMP-6.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,753,000 ($1,543,000–$1,963,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RMP-6.5 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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 28, 2025, 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)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (172354): Issued after 15 mo (3.2× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 5 new homes at 11401 State Route (490 ft E, 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)
Parcel & Assessor
- Lot size:
- 16,553 sq ft (0.38 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 3 SIXTH ST
Zoning & Land Use
C-RMP-6.5 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RMP-6.5 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned C-RMP-6.5 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-RMP-6.5 (multifamily residential), 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: $1,543,000 – $1,963,000 · 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)490 ft E
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).
- Commercial tenant improvement (172354) (Issued)On this parcel
Issued after 15 mo (3.2× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
- New home at 350 Mesa Rd (Issued)0.27 mi NW
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 147 Mesa Rd (Issued)0.28 mi SE
Active in "Issued" for 9.9 yr (first record Dec 12, 2016) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, $795,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Gmh Builders (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Northbay Roofing And Gutters (1 on parcel, 1 in ½ mi · Roof replacement); Sonoma Marin Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Thompson Builders (16 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44563 | Roof replacement | Issued | Iss. Oct 28, 2025 | $42,135 | Commercial Composition Roofing, remove and replace with new. 5/12 pitch, 42sq. — ReRoofing; With Electronic Inspection |
| B42017 | Plumbing / water heater / sewer | Issued | Iss. Apr 14, 2025 | $9,000 | Remove & replace 50 gallon water heater located in attic like for like. — Replace Plumbing Fixtures(s) |
| 172354 | Commercial tenant improvement | Issued | Iss. Sep 16, 2022 | $80,000 | Tenant Improvement - Outpatient Clinic |
| B26041 | Electrical / panel | Issued | Iss. Jun 14, 2021 | $30,000 | existing site conditions include 30kw propane powered generator, 500g propane tank, and 200 amp automatic transfer switc… |