988 Mesa Rd
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.06767, -122.80421
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 $1,640,000 ($1,443,000–$1,837,000).
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
- ✓ 12 documented municipal building permits on file
On-parcel permit history is indexed through Sep 8, 2026, 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
Electrical / panel (179465): Issued after 5 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 5 new homes at 11401 State Route (0.17 mi NW, 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:
- 6,882 sq ft (0.16 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 988 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: $1,443,000 – $1,837,000 · 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)0.17 mi NW
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).
- Electrical / panel (179465) (Issued)On this parcel
Issued after 5 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- New home at 147 Mesa Rd (Issued)210 ft S
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)0.46 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).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 13 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (1 on parcel, 4 in ½ mi · Accessory dwelling unit (new or conversion)); O Solar Mio (3 on parcel, 3 in ½ mi · Other); Dc Design Build (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Community Land Trust Association Of West Marin (2 on parcel, 2 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48236 | Other | Issued | Iss. Sep 8, 2026 | $36,397 | — |
| B48235 | Other | Issued | Iss. Sep 8, 2026 | $36,375 | — |
| B48056 | Other | Issued | Iss. Sep 5, 2026 | $36,327 | — |
| 179465 | Electrical / panel | Issued | Iss. Jul 2, 2025 | $10,000 | Installation Of 2 Ev Charging Stations |
| B41238 | Roof replacement | Issued | Iss. Feb 14, 2025 | $22,200 | Roof Replacement Type: Full tear off of existing tar and gravel and installation of modified bitumen roofing system. — R… |