103 Dipsea Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90831, -122.66140
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-0.387 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,025,000 ($2,662,000–$3,388,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$21,450 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Dec 21, 2017).
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)
- ! Delayed or open permit activity on this parcel
Electrical / panel (157346): Issued after 12 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 196 Seadrift Rd (0.16 mi S, 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:
- 7,536 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 103 DIPSEA RD
Zoning & Land Use
C-RSPS-0.387 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RSPS-0.387 (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-0.387, 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-0.387, a single-family residential zone. The lot is 7,536 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 06041C0441E, effective August 15, 2017
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,662,000 – $3,388,000 · 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
- Electrical / panel (157346) (Issued)On this parcel
Issued after 12 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Plumbing / water heater / sewer (153998) (Issued)On this parcel
Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Other (77074) (Applied)On this parcel
Pending in review for 10.7 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New home at 196 Seadrift Rd (Issued)0.16 mi S
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 (4 on parcel, 19 in ½ mi · New single-family home); Owner Builder (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Owner (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Boyce Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Metal Roof System (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 157346 | Electrical / panel | Issued | Iss. Dec 21, 2017 | $4,250 | Repl Windws & Hdr W/Wider Sliding Dr & Header (Permit Triggers 3-Year Rule, Becomes A Substl-Remodel; Fire Sprinklers Ar… |
| 153998 | Plumbing / water heater / sewer | Issued | Iss. Dec 7, 2016 | $56,500 | Decks, Gasline For Firepit; Ret Wall T.D. 9/14/16***Expired |
| 153202 | HVAC / heat pump | Issued | Iss. Sep 8, 2016 | $1,250 | Fireplace Insert W/Framing |
| 153054 | Plumbing / water heater / sewer | Issued | Iss. Aug 25, 2016 | $4,500 | Install 2 Tankless Water Heaters |
| 152974 | Electrical / panel | Issued | Iss. Aug 16, 2016 |