173 Seadrift Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90628, -122.65948
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
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
- ✓ Documented permitted upgrades (+$75,030 contributory est.)
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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 16% of the lot of lot)
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)
- ! CAL FIRE High Fire Hazard Severity Zone (Local 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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$36,388/yr at $3,125,000)
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
Parcel & Assessor
- Lot size:
- 9,148 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 173 SEADRIFT RD
Zoning & Land Use
C-RSPS-1.4 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSPS-1.4 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSPS-1.4, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A) covers about 16% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSPS-1.4, a single-family residential zone. The lot is 9,148 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A) covers about 16% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 16% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 84% of the lot) · FIRM panel 06041C0441E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,750,000 – $3,500,000 · Status: Off market
HUD Small Area FMR (ZIP 94970) · FY 2026
Studio $2,090 · 1BR $2,510 · 2BR $3,030 · 3BR $3,870 · 4BR $4,010
Developments Deserving Closer Investigation & Active Area Builders
- New home at 182 Seadrift Rd (Issued)400 ft SW
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).
- New home at 73 Dipsea Rd (Issued)500 ft NE
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).
- New home at 196 Seadrift Rd (Issued)0.15 mi W
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).
- New home at 150 Seadrift Rd (Issued)0.15 mi SE
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).
Entity-resolved builders & contractors in ½ mile: Sustainable Living Builders (2 on parcel, 2 in ½ mi · Roof replacement); Vida Building (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Red Mountain Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Adams Refrigeration Service A California (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gubbins Building (16 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41494 | Solar / battery storage | Issued | Iss. Mar 5, 2025 | $61,800 | Installing 25 panel solar system (10.25 kW), also installing 2 battery (27.2 kWh). |
| B40855 | Roof replacement | Issued | Iss. Jan 15, 2025 | $11,950 | Removal of existing roof material, installing 16 squares of GAF Timberline® HDZ™ RS shingle system on single family dwel… |
| B38279 | HVAC / heat pump | Issued | Iss. Jun 4, 2024 | $27,000 | Removing a gas heater and installing a new Air Handler and a HP/AC system. Gas heater inside a closet at the exterior of… |
| 170866 | Remodel / interior alteration | Issued | Iss. Mar 15, 2022 | $125,000 | Kitchen & Pantry Remodel; Bump-Out; Siding |
| B23688 | HVAC / heat pump |