525 Mesa Rd
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.06993, -122.80678
Executive Verdict · Public-Records Synthesis
Zoned C-VCR-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,773,000 ($1,560,000–$1,986,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-VCR-B2 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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jul 23, 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: 5 new homes at 11401 State Route (290 ft 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 (~$20,840/yr at $1,773,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,737/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:
- 19,254 sq ft (0.44 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 525 MESA RD; 535 MESA RD
Zoning & Land Use
C-VCR-B2 — Village Commercial Residential (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-VCR-B2 (mixed use): 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-VCR-B2 (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-VCR-B2 (mixed use), 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: $1,560,000 – $1,986,000 · 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)290 ft 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)0.46 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 147 Mesa Rd (Issued)0.25 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).
- New home at 45 Knob Hill Rd (Issued)0.26 mi N
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: Clearview Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Petersen Dean (1 on parcel, 1 in ½ mi · Roof replacement); Thompson Builders (16 in ½ mi · New multifamily / condos / mixed-use); Owner Builder (15 in ½ mi · New garage / accessory structure); Midstate Construction (9 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B34807 | Electrical / panel | Issued | Iss. Jul 23, 2023 | $4,000 | Replace existing 100 Amp main service with new 200 Amp main service. — Service Upgrade |
| B33452 | Electrical / panel | Issued | Iss. Apr 15, 2023 | $5,000 | Upgrade Existing Electrical service to a new 200 Amp Electrical service. — Service Upgrade |
| B16041 | Roof replacement | Issued | Iss. Sep 27, 2018 | $13,850 | reroof, resheet — ReRoofing |