130 Silver Hills Rd
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.05908, -122.82329
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.33 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 $1,837,000 ($1,617,000–$2,057,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-0.33 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 45,956 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$5,505 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 22, 2023).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 90 Blackberry Way (0.19 mi NW, 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)
- ! Year 1 Prop 13 tax reset (~$21,576/yr at $1,837,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,798/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:
- 45,956 sq ft (1.06 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 130 SILVER HILLS RD
Zoning & Land Use
C-RSP-0.33 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-0.33 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-RSP-0.33, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-0.33, a single-family residential zone. The lot is 45,956 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: $1,617,000 – $2,057,000 · 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
- New home at 90 Blackberry Way (Issued)0.19 mi NW
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).
- New home at 70 Fox Dr (Issued)0.44 mi SE
Active in "Issued" for 5.8 yr (first record Jan 14, 2021) with no new permit activity recorded in 4.3 yr. High-impact scale (1 housing unit, $1,032,000 declared valuation across 1 permit).
- Accessory dwelling unit at 141 Silver Hills Rd (aka 145) (Issued)0.11 mi S
Active in "Issued" for 6.3 yr (first record Jul 21, 2020) with no new permit activity recorded in 4.9 yr.
- Demolition at 100 Balboa Ave (Issued)0.5 mi NW
Active in "Issued" for 21 mo (first record Feb 20, 2025) with no new permit activity recorded in 19 mo.
Entity-resolved builders & contractors in ½ mile: Gutierrez Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); West Coast Energy (1 on parcel, 1 in ½ mi · Other); Gene Burch Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (4 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33997 | Other | Issued | Iss. May 22, 2023 | $14,500 | Installation of 22kW natural gas-powered residential backup generator |
| 157247 | Solar / battery storage | Issued | Iss. Dec 12, 2017 | $19,114 | Pv 12.915 Kw Express |
| B13386 | Roof replacement | Issued | Iss. Sep 28, 2017 | $32,835 | REMOVE EXISTING ROOF LAYER AND INSTALL CLASS A COMPOSITION SHINGLES — ReRoofing |
| 141423 | HVAC / heat pump | Issued | Iss. Jan 30, 2014 | $7,231 | Replace Boiler |