5 Lorraine Ave
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.07035, -122.80760
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 $1,783,000 ($1,569,000–$1,997,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RA-B3 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$26,210 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Oct 15, 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)
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
Demolition (161959): Issued after 14 mo (7.5× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
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 (500 ft 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)
Parcel & Assessor
- Lot size:
- 16,988 sq ft (0.39 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 5 LORRAINE AVE
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: $1,569,000 – $1,997,000 · 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)500 ft 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 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).
- Demolition (161959) (Issued)On this parcel
Issued after 14 mo (7.5× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
- New home at 45 Knob Hill Rd (Issued)0.23 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: Northern Pacific Power (3 on parcel, 3 in ½ mi · Solar / battery storage); Nemec Construction (2 on parcel, 2 in ½ mi · Demolition); Ongaro Ernest And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump); Reyes Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Thompson Builders (16 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44382 | Electrical / panel | Issued | Iss. Oct 15, 2025 | $3,750 | Main service panel upgrade. — Service Upgrade |
| B44077 | Solar / battery storage | Issued | Iss. Sep 26, 2025 | $48,896 | Install new 6.02kW solar PV system with a new energy storage system. Also included in this scope of work is an EV charge… |
| B42856 | HVAC / heat pump | Issued | Iss. Jun 24, 2025 | $18,500 | Furnace and A/C replacement. Remove the existing unites and install the new Mitsubishi system one outdoor unit model # M… |
| 165606 | Solar / battery storage | Issued | Iss. Sep 2, 2020 | $26,112 | Rooftop Solar 8.16 K W - Express |
| 161960 | New garage / accessory structure | Issued |