149 Seadrift Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90549, -122.65717
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-1.4 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,038,000 ($2,673,000–$3,403,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$30,960 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 12, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 11% 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 Very 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 150 Seadrift Rd (340 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 (~$35,387/yr at $3,038,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,949/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:
- 7,623 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 149 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 ADUPossible, with conditions
Zoned C-RSPS-1.4 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers all of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSPS-1.4, a single-family residential zone. Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. FEMA Special Flood Hazard Area (Zone A) covers about 11% 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 7,623 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. FEMA Special Flood Hazard Area (Zone A) covers about 11% 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
- Very 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 11% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 89% of the lot) · FIRM panel 06041C0443E, effective August 15, 2017
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,673,000 – $3,403,000 · 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 150 Seadrift Rd (Issued)340 ft SW
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).
- New home at 73 Dipsea Rd (Issued)0.15 mi NW
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 182 Seadrift Rd (Issued)0.2 mi W
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 196 Seadrift Rd (Issued)0.28 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).
Entity-resolved builders & contractors in ½ mile: Gubbins Building (1 on parcel, 17 in ½ mi · Remodel / interior alteration); Sun First (2 on parcel, 2 in ½ mi · Solar / battery storage); Allen Construction (8 in ½ mi · New garage / accessory structure); Schalich Brothers Construction (5 in ½ mi · New single-family home); Owner Builder (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B34698 | Solar / battery storage | Issued | Iss. Jul 12, 2023 | $57,635 | Install 21 roof mounted PV solar modules with (21) microinverters, (2) Tesla batteries and (1) Tesla Gateway |
| B28729 | Solar / battery storage | Issued | Iss. Feb 14, 2022 | $69,702 | Install (21) roof mounted PV solar modules with (21) micro inverters. Install (2) Tesla Powerwalls an (1) Tesla Gateway |
| 166536 | New single-family home | Issued | Iss. Dec 10, 2020 | $1,200,000 | Tear Down Rebuild And Decks T.D. 4/28/20 |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2020, 2022).