141 Silver Hills Rd
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.05750, -122.82338
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,852,000 ($1,630,000–$2,074,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-0.1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 330,272 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$208,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 16, 2026).
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 High 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
Accessory dwelling unit at 141 Silver Hills Rd (aka 145): Active in "Issued" for 6.3 yr (first record Jul 21, 2020) with no new permit activity recorded in 4.9 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 90 Blackberry Way (0.28 mi N, issued). 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:
- 330,272 sq ft (7.58 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 141 SILVER HILLS RD; 145 SILVER HILLS RD
Zoning & Land Use
C-RSP-0.1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-0.1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-RSP-0.1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-0.1, a single-family residential zone. The lot is 330,272 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High 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 06041C0237D, 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: $1,630,000 – $2,074,000 · 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
- Accessory dwelling unit at 141 Silver Hills Rd (aka 145) (Issued)On this parcel
Active in "Issued" for 6.3 yr (first record Jul 21, 2020) with no new permit activity recorded in 4.9 yr.
- Other (94151) (Applied)On this parcel
Pending in review for 7 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New garage / accessory structure (170271) (Issued)On this parcel
Issued after 17 mo (3.2× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- New home at 90 Blackberry Way (Issued)0.28 mi N
Active in "Issued" for 5.6 yr (first record Apr 14, 2021) with no new permit activity recorded in 4.4 yr. High-impact scale (1 housing unit, $825,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 3 in ½ mi · Accessory dwelling unit (new or conversion)); North Cal Restoration And Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner (1 on parcel, 1 in ½ mi · Roof replacement); Kyle Gleason And Sons (1 in ½ mi · New single-family home); Tembrock Ingrassia Builders Dba Bayside Builders (1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 94151 | Other | Applied | App. Apr 16, 2026 | $30,000 | Deck Construction In Back Side Of A D U See #170272 For A D U Permit |
| B39243 | Roof replacement | Issued | Iss. Aug 24, 2024 | $6,000 | Reroof garage building — ReRoofing |
| 170272 | Accessory dwelling unit (new or conversion) | Issued | Iss. Dec 29, 2021 | $150,000 | A D U T.D. 9-22-20 |
| 170271 | New garage / accessory structure | Issued | Iss. Dec 29, 2021 | $500,000 | Addn; Rmdl; Decks; Trellises T.D. 9/22/20 |