Screen up to 4 parcels across Executive Verdict, benchmark valuation, standardized Prop 13 & cash-flow math, standalone ADU yield, zoning & SB 9 eligibility, mapped hazards, and ½-mile permit momentum.
| Property (1/4) | Stinson Beach 94970 APN 195-340-05 |
|---|---|
| Executive Verdict | |
| Synthesis | Zoned C-RSPS-2.9 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood due diligence; benchmark value $3,252,000 ($2,862,000–$3,642,000). 2 upsides3 watchouts |
| Top documented upside | ✓ Ministerial ADU / JADU pathway likely eligible |
| Top watchout / verify | ⚠ FEMA Special Flood Hazard Area (VE, about 99% of the lot of lot) |
| Valuation & Recorded Sales | |
| Market status | Off-market / roll |
| List / last sale price | No recorded sale in feed |
| Benchmark est. value | $3,252,000 Band: $2,862,000 – $3,642,000 70% ZIP 94970 Zillow ZHVI ($3,577,374, September 2026) + 30% Stinson Beach ACS median ($1,486,842) (Data provided by Zillow) |
| Permitted upgrade credit | +$20,116 |
| Assessor roll value | Not published in county GIS |
| Standardized Pro-Forma, Prop 13 & ADU Value-Add Screen | |
| Modeled purchase basis | $3,250,000 |
| Year 1 Prop 13 tax est. | $37,825/yr $3,152/mo · 1.16% eff. |
| Benchmark 2-BR rent | $3,030/mo HUD FY2026 SAFMR (ZIP 94970, 2BR) |
| Base net cash flow (20% dn) | −$17,520/mo |
| Cap rate / Cash-on-cash | Cap: -0.40%·CoC: -29.4% |
| 600 sq ft ADU screen | Yield on cost: 5.9% Est. build: $323,500 (SB 13 fee-exempt) CF lift: −$338/mo |
| Interactive pro forma | |
| Lot, Zoning & State Housing Pathways | |
| Lot area | 19,820 sq ft(0.46 ac) |
| Assessor use | Single-Resid. - Improved |
| Zoning & General Plan | C-RSPS-2.9 Residential Single Family Planned |
| ADU / JADU (§ 66314) | Likely eligible |
| SB 9 two-unit (§ 65852.21) | Possible, with conditions |
| SB 9 lot split (§ 66411.7) | Possible, with conditions |
| ¼-mile ADU precedent (36m) | 0 issued ADU permits |
| Mapped Environmental & Geologic Hazards | |
| FEMA NFHL flood zone | ⚠ VE (about 99% of the lot), X (about 1% of the lot) |
| CAL FIRE FHSZ | Clear (0% overlap) |
| CGS Alquist-Priolo fault | Clear (0% overlap) |
| Permit History & ½-Mile Development Activity | |
| On-parcel permits | 5 recorded Latest: Oct 28, 2024 |
| ½-mile permits (last 24m) | 54 permits |
| ½-mile housing pipeline | 3 units permitted / in review |
| Slow / stalled review leads | 6 flagged nearby |
| Neighborhood renovation pace | 10.1 substantial permits / 1k parcels Rank #8 of 22 |
Standardized Screening & Public-Record Provenance
Side-by-side financial figures apply a uniform screening baseline across columns: 20% down payment, 6.50% 30-year fixed financing, county-average Proposition 13 base + voter-approved bond overrides (Rev. & Tax. Code § 71 blended new-construction rule for ADUs), HUD Small Area Fair Market Rents (2-BR main dwelling; 1-BR for the 600 sq ft SB 13 impact-fee-exempt ADU screen), 5% vacancy, and 8% management reserve. Click Customize → on any column to adjust down payment, interest rate, HOA, Mello-Roos/CFD special taxes, or ADU dimensions.
Benchmark valuations combine ZIP-level Zillow Home Value Index trends (Data provided by Zillow), U.S. Census ACS 5-year medians, lot-size adjustments, and depreciated municipal permit valuations. Buildability badges are automated parcel-level screens against state statutes and mapped FEMA NFHL, CAL FIRE FHSZ, and CGS Alquist-Priolo layers — not a formal appraisal, title report, tax opinion, or ministerial zoning determination.