5 Rafael Patio
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90244, -122.65048
Executive Verdict · Public-Records Synthesis
Zoned C-R1 in Unincorporated Marin and mapped FEMA VE flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,080,000 ($2,710,000–$3,450,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$5,832 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 2, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 19% 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 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 7 Jose Patio (260 ft SE, 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 (~$35,870/yr at $3,080,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,989/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:
- 10,149 sq ft (0.23 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 5 RAFAEL PATIO
Zoning & Land Use
C-R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-R1 (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-R1, 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 VE) covers about 19% 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-R1, a single-family residential zone. The lot is 10,149 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 VE) covers about 19% 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 VE: 1% annual chance flood (Special Flood Hazard Area) (about 19% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 81% of the lot) · FIRM panel 06041C0444E, effective August 15, 2017
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,710,000 – $3,450,000 · 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 7 Jose Patio (Issued)260 ft 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).
- New home at 4 Sacramento Patio (adu 4a) (Issued)430 ft NW
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)0.42 mi W
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 (Entitled)0.19 mi NW
In "Entitled" for 3.8 yr (since Jan 21, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Woodworking West (1 on parcel, 4 in ½ mi · Remodel / interior alteration); A1 Sun (1 on parcel, 1 in ½ mi · Solar / battery storage); Martin Electric And HVAC (1 on parcel, 1 in ½ mi · EV charger); Baldwin Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44948 | EV charger | Issued | Iss. Dec 2, 2025 | $17,684 | Upgrade existing 100A zinsco main service panel to 200A Upgrade service from 100A Overhead to 200A Underground feeder. A… |
| 161623 | Solar / battery storage | Issued | Iss. May 28, 2019 | $18,000 | Pv Solar - Express |
| 144295 | Windows / doors / siding | Issued | Iss. Sep 29, 2014 | $10,500 | Repl South Side Siding; Repl 3 Wndws Size For Size - Must Meet W U I Requirements |
| 144289 | Roof replacement | Issued | Iss. Sep 29, 2014 | $13,612 | Roof Overlay - 1 Layer Existing |