Stinson Beach 94970 · Stinson Beach · APN 195-031-35 · Unincorporated Marin
Zoned C-RSPS-1.4 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,125,000 ($2,750,000–$3,500,000).
Zone C-RSPS-1.4 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 5, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Zone A: 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 4 permitted, 1 proposed or in review.
5 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
69 permits within ½ mile since November 2024
$3,125,000
Benchmark range: $2,750,000 – $3,500,000
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 Mar 24, 2025)
Closest lead: New home at 182 Seadrift Rd (400 ft SW, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,032/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-RSPS-1.4 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 12.6 yr (first record Apr 10, 2014), with no completion or new permit record in 12.2 yr. · 1 unit · $400,000 declared valuation
Permit issued and active for 12.9 yr (first record Dec 23, 2013), with no completion or new permit record in 12.2 yr. · 1 unit · $445,000 declared valuation
Permit issued and active for 11.7 yr (first record Mar 10, 2015), with no completion or new permit record in 11.3 yr. · $681,143 declared valuation
Permit issued and active for 10.2 yr (first record Sep 6, 2016), with no completion or new permit record in 9.9 yr. · 1 unit · $1,750,000 declared valuation
Permit issued and active for 9.4 yr (first record Jun 19, 2017), with no completion or new permit record in 9.3 yr. · 1 unit · $1,485,000 declared valuation
Permit issued and active for 9.2 yr (first record Sep 5, 2017), with no completion or new permit record in 8.9 yr. · 1 unit · $1,600,000 declared valuation
Nearby other (206 Seadrift Rd): First appeared in published agency feed
Record B49006 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $3,185,829 in September 2025 to $3,577,374 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
166 Seadrift Rd (A D U 166 A) · 1 unit · $550,000 valuation
Records span Apr 7, 2025 to Jan 23, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
229 Seadrift Rd · 1 unit · $1,200,000 valuation
Records span Jul 21, 2025 to Jan 7, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94970 home-value index checkpoint
Changed from $3,436,866 in September 2024 to $3,185,829 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
65 Dipsea Rd · 1 unit · $1,150,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
227 Seadrift Rd · 1 unit
Records span Dec 27, 2024 to May 19, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Solar / battery storage permit application filed (B41494)
Current status: Issued
Installing 25 panel solar system (10.25 kW), also installing 2 battery (27.2 kWh). · Declared valuation: $61,800 · Contractor: Sustainable Living Builders Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B41494)
Recorded status: Issued
Installing 25 panel solar system (10.25 kW), also installing 2 battery (27.2 kWh). · Declared valuation: $61,800 · Contractor: Sustainable Living Builders Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (B40855)
Current status: Issued
Removal of existing roof material, installing 16 squares of GAF Timberline® HDZ™ RS shingle system on single family dwelling. Work Valuation $11,950.00. — ReRoofing · Declared valuation: $11,950 · Contractor: Sustainable Living Builders Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B40855)
Recorded status: Issued
Removal of existing roof material, installing 16 squares of GAF Timberline® HDZ™ RS shingle system on single family dwelling. Work Valuation $11,950.00. — ReRoofing · Declared valuation: $11,950 · Contractor: Sustainable Living Builders Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94970 home-value index checkpoint
Changed from $3,189,831 in September 2023 to $3,436,866 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
4 Sacramento Patio (Adu 4a) · 1 unit · $1,800,000 valuation
Records span Apr 24, 2024 to Aug 1, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
HVAC / heat pump permit application filed (B38279)
Current status: Issued
Removing a gas heater and installing a new Air Handler and a HP/AC system. Gas heater inside a closet at the exterior of the house using same location for air handler. HP/AC at the exterior of the house. — Mechanical Appliance, Replace Mechanical Appliance · Declared valuation: $27,000 · Contractor: Red Mountain Heating And Air Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Active in "Issued" for 5.9 yr (first record Dec 15, 2020) with no new permit activity recorded in 5.4 yr. High-impact scale (1 housing unit, $2,875,000 declared valuation across 1 permit).
Active in "Issued" for 8 yr (first record Nov 13, 2018) with no new permit activity recorded in 7.8 yr. High-impact scale (1 housing unit, $925,000 declared valuation across 1 permit).
Active in "Issued" for 9.4 yr (first record Jun 19, 2017) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, $1,485,000 declared valuation across 1 permit).
Active in "Issued" for 10.2 yr (first record Sep 6, 2016) with no new permit activity recorded in 9.9 yr. High-impact scale (1 housing unit, $1,750,000 declared valuation across 1 permit).
Active in "Issued" for 6.9 yr (first record Dec 30, 2019) with no new permit activity recorded in 4.4 yr. High-impact scale (1 housing unit, $2,500,000 declared valuation across 1 permit).
In "Applied" for 15 mo (since Jul 30, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $1,150,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 891 parcels
Small prior baseline
City baseline: 16.4 / 1k
9 in trailing 24m
Includes 2 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Sustainable Living Builders | Roof replacement | 2 on parcel2 in ½ mi | $73,750 | 0 vs 0 prior |
| Vida Building | Remodel / interior alteration | 1 on parcel1 in ½ mi | $125,000 | 3 vs 2 prior |
| Red Mountain Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $27,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
HUD Small Area Fair Market Rent · ZIP 94970
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($31,250/yr) + local voter-approved bond debt ($4,688/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$201,212/yr
Cash needed: $687,500
NOI: -$11,591/yr
P&I: $15,802/mo
For $0/mo net cash flow
At $3,025/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,783/mo | −$17,115/mo | -29.9% | $26,674/mo | −$17,268/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,025/mo | −$16,768/mo | -29.3% | $24,689/mo | −$16,749/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,207/mo | −$16,568/mo | -28.9% | $24,115/mo | −$16,354/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Installing 25 panel solar system (10.25 kW), also installing 2 battery (27.2 kWh).
Removal of existing roof material, installing 16 squares of GAF Timberline® HDZ™ RS shingle system on single family dwelling. Work Valuation $11,950.00. — ReRoofing
Removing a gas heater and installing a new Air Handler and a HP/AC system. Gas heater inside a closet at the exterior of the house using same location for air handler. HP/AC at the exterior of the house. — Mechanical Appliance, Replace Mechanical Appliance
Kitchen & Pantry Remodel; Bump-Out; Siding
INSTALL DUCTLESS HEAT PUMP TO BEDROOM LOCATIONS. INSTALL (2) AIR HANDLERS — Replace Mechanical Appliance
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
0.21 acres
Assessor's classification for assessment purposes. This is not zoning.
173 SEADRIFT RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 195-031-35. Assessed value is not market value.
Search by parcel number 195-031-35 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Adams Refrigeration Service A California | HVAC / heat pump | 1 on parcel1 in ½ mi | $12,500 | 0 vs 0 prior |
| Gubbins Building Recent nearby: 139 Seadrift Rd (Jun 2, 2026) | New single-family home | 16 in ½ mi | $8,840,000 | 3 vs 4 prior |
| Peterson Construction And Development Recent nearby: 121 Dipsea Rd (Nov 18, 2020) | New single-family home | 8 in ½ mi | $7,374,356 | 0 vs 4 prior |
| Allen Construction Recent nearby: 168 Seadrift Rd (May 6, 2022) | New garage / accessory structure | 8 in ½ mi | $3,829,078 | 0 vs 0 prior |
| Matarozzi Pelsinger Builders Recent nearby: 59 Dipsea Rd (Mar 20, 2024) | Addition (adds square footage) | 6 in ½ mi | $8,537,441 | 1 vs 2 prior |
| Schalich Brothers Construction Recent nearby: 117 Dipsea Rd (Apr 1, 2025) | New single-family home | 5 in ½ mi | $7,552,000 | 7 vs 1 prior |
| Kasten Builders Recent nearby: 4 Sacramento Patio (Aug 23, 2018) | Pool / spa | 5 in ½ mi | $1,719,000 | 2 vs 5 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 157d(vs 167d prior) |
| Remodel / interior alterationOn this parcel | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.