112 Seadrift Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90331, -122.65410
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 $3,395,000 ($2,988,000–$3,802,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$108,056 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 15, 2019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 87% 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 52% 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
Plumbing / water heater / sewer (160541): Issued after 9 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 4 Sacramento Patio (adu 4a) (0.14 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:
- 24,960 sq ft (0.57 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 112 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 21% 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 21% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. FEMA Special Flood Hazard Area (Zone VE) covers about 87% 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 24,960 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 21% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. FEMA Special Flood Hazard Area (Zone VE) covers about 87% 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 52% of the lot, map Mar 24, 2025); Very High Fire Hazard Severity Zone (Local Responsibility Area) (about 21% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 87% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 13% of the lot) · FIRM panel 06041C0444E, effective August 15, 2017
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,988,000 – $3,802,000 · 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
- Plumbing / water heater / sewer (160541) (Issued)On this parcel
Issued after 9 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- New home at 4 Sacramento Patio (adu 4a) (Issued)0.14 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)0.21 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).
- New home at 7 Jose Patio (Issued)0.25 mi SE
Active in "Issued" for 3.5 yr (first record May 16, 2023) with no new permit activity recorded in 2.4 yr. High-impact scale (1 housing unit, $1,750,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Woodworking West (4 on parcel, 4 in ½ mi · Remodel / interior alteration); Luminalt Energy (2 on parcel, 2 in ½ mi · Solar / battery storage); Gubbins Building (13 in ½ mi · Remodel / interior alteration); Allen Construction (6 in ½ mi · New garage / accessory structure); Kasten Builders (5 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 162066 | Solar / battery storage | Issued | Iss. Jul 15, 2019 | $40,643 | Rooftop Solar 7.77 K W - Express |
| 162065 | Solar / battery storage | Issued | Iss. Jul 15, 2019 | $23,600 | Battery Back-Up - Express |
| 160543 | Remodel / interior alteration | Issued | Iss. Jan 15, 2019 | $150,000 | Main House Remdl, Addit, Deck T.D. 11/29/18 |
| 160542 | New garage / accessory structure | Issued | Iss. Jan 15, 2019 | $50,000 | Garage Addt & Rmdl, Deck T.D. 11/29/18 |
| 160541 | Plumbing / water heater / sewer | Issued | Iss. Jan 15, 2019 | $8,000 |