116 Seadrift Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90347, -122.65447
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-2.9 in Unincorporated Marin and mapped FEMA VE flood / CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,302,000 ($2,906,000–$3,698,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 23, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 88% of the lot of lot)
Zone VE: 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) (about 67% 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)
- ! Delayed or open permit activity on this parcel
Roof replacement (173061): Issued after 2 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 4 Sacramento Patio (adu 4a) (0.16 mi E, 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)
Parcel & Assessor
- Lot size:
- 25,483 sq ft (0.59 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 116 SEADRIFT RD
Zoning & Land Use
C-RSPS-2.9 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RSPS-2.9 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers about 16% 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-2.9, a single-family residential zone. Very High Fire Hazard Severity Zone (local responsibility area) covers about 16% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. FEMA Special Flood Hazard Area (Zone VE) covers about 88% 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-2.9, a single-family residential zone. The lot is 25,483 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 about 16% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. FEMA Special Flood Hazard Area (Zone VE) covers about 88% 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) (about 67% of the lot, map Mar 24, 2025); Very High Fire Hazard Severity Zone (Local Responsibility Area) (about 16% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 88% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 12% of the lot) · FIRM panel 06041C0444E, effective August 15, 2017
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,906,000 – $3,698,000 · 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
- Roof replacement (173061) (Issued)On this parcel
Issued after 2 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
- Remodel / interior alteration (90151) (Applied)On this parcel
Pending in review for 4.3 yr (18.9× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New home at 4 Sacramento Patio (adu 4a) (Issued)0.16 mi E
Active in "Issued" for 2.6 yr (first record Apr 24, 2024) with no new permit activity recorded in 2.3 yr. High-impact scale (1 housing unit, $1,800,000 declared valuation across 1 permit).
- New home at 150 Seadrift Rd (Issued)0.19 mi NW
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: Luminalt Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Bunnell Builders (1 on parcel, 1 in ½ mi · Roof replacement); Gm Rigsby Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Gubbins Building (13 in ½ mi · Remodel / interior alteration); Allen Construction (6 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 173061 | Roof replacement | Issued | Iss. Dec 23, 2022 | $41,000 | Repair Termite Damage; Remove [E] Chimney & Replace W/ Skylight; Reroof; [N] Hydronic Heating System T.D. 12-1-22 |
| B31214 | Solar / battery storage | Issued | Iss. Sep 28, 2022 | $110,955 | Installation of utility interactive solar photovoltaic and energy storage system. |
| 90151 | Remodel / interior alteration | Applied | App. Jul 27, 2022 | $310,000 | Nonstructural Remodel Of 3 Baths & Kitchen T.D. 8-16-22 |
| B25269 | Electrical / panel | Issued | Iss. Mar 25, 2021 | $3,500 | like for like safety upgrade of main electric panel — Service Upgrade |