25 Giacomini Rd
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.06816, -122.80130
Executive Verdict · Public-Records Synthesis
Zoned C-RMP-4.3 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,728,000 ($1,521,000–$1,935,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RMP-4.3 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Apr 10, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 5 new homes at 11401 State Route (0.31 mi 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 (~$20,322/yr at $1,728,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,694/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:
- 13,591 sq ft (0.31 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 25 GIACOMINI RD
Zoning & Land Use
C-RMP-4.3 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RMP-4.3 (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-4.3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-RMP-4.3 (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: $1,521,000 – $1,935,000 · 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)0.31 mi W
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 147 Mesa Rd (Issued)0.17 mi SW
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).
- Mixed-use development at 100 Commodore Webster Dr Bldg 203 L (Applied)0.1 mi NE
High-impact scale ($950,000 declared valuation across 11 permits). Record changed to "updated" in snapshot Nov 4, 2026.
- Demolition at 11285 State Rte (Issued)0.27 mi W
Active in "Issued" for 5.2 yr (first record Aug 24, 2021) with no new permit activity recorded in 5.1 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 3 in ½ mi · Electrical / panel); Starving Plumbers (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Thompson Builders (16 in ½ mi · New multifamily / condos / mixed-use); Midstate Construction (9 in ½ mi · New garage / accessory structure); Owner Builder (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33351 | Plumbing / water heater / sewer | Issued | Iss. Apr 10, 2023 | $3,460 | We install and replace a Direct vent water heater when the existing one was. — New Gas Service |
| 151938 | Electrical / panel | Issued | Iss. May 11, 2016 | $900 | 2 New Circuits - Dryer & Ext. Convenience |