100 Silver Hills Rd
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.05960, -122.82158
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 $1,644,000 ($1,447,000–$1,841,000).
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 129,330 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Nov 12, 2025, 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 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 90 Blackberry Way (0.23 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 (~$19,356/yr at $1,644,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,613/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:
- 129,330 sq ft (2.97 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 100 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 129,330 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: $1,447,000 – $1,841,000 · 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)0.23 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)0.4 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)0.18 mi SW
Active in "Issued" for 6.3 yr (first record Jul 21, 2020) with no new permit activity recorded in 4.9 yr.
Entity-resolved builders & contractors in ½ mile: Simpson Sheet Metal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (4 in ½ mi · Accessory dwelling unit (new or conversion)); 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 (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44757 | HVAC / heat pump | Issued | Iss. Nov 12, 2025 | $10,875 | ADD NEW DUCTLESS MINI SPLIT SYSTEM — Mechanical Appliance |