10980 State Route 1
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.06402, -122.80468
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,807,000 ($1,590,000–$2,024,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RA-B2 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 Jul 18, 2018, 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
- ! FEMA Special Flood Hazard Area (AE, about 15% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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)
- ! Alquist-Priolo Earthquake Fault Zone (about 50% of the lot of lot)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 5 new homes at 11401 State Route (0.37 mi N, 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:
- 27,748 sq ft (0.64 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 10980 STATE ROUTE 1
Zoning & Land Use
C-RA-B2 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RA-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned C-RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned C-RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 15% of the lot); Zone AE: regulatory floodway (Special Flood Hazard Area) (about 85% of the lot) · FIRM panel 06041C0233D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Alquist-Priolo Earthquake Fault Zone (Inverness quadrangle) (about 50% of the lot)
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,590,000 – $2,024,000 · 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)0.37 mi N
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)0.21 mi N
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)0.43 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)0.28 mi N
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: Energy Conservation Contractors (1 on parcel, 1 in ½ mi · HVAC / heat pump); Home Depot USA (1 on parcel, 1 in ½ mi · Windows / doors / siding); Thompson Builders (16 in ½ mi · New multifamily / condos / mixed-use); Midstate Construction (9 in ½ mi · New garage / accessory structure); Owner Builder (6 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B15446 | Windows / doors / siding | Issued | Iss. Jul 18, 2018 | $1,804 | replace 3 windows, like for like — Non-structural Door/Window Replacement |
| 141172 | HVAC / heat pump | Issued | Iss. Jan 13, 2014 | $5,800 | Replace Furnace |