127 Dipsea Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90798, -122.66380
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-0.387 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,017,000 ($2,655,000–$3,379,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSPS-0.387 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$14,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Nov 24, 2021).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 15% 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 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 228 Seadrift Rd (0.12 mi 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 (~$35,146/yr at $3,017,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,929/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:
- 7,492 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 127 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 ADULikely eligible
Zoned C-RSPS-0.387 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSPS-0.387, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A) covers about 15% 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 7,492 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A) covers about 15% 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) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 15% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 85% of the lot) · FIRM panel 06041C0441E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,655,000 – $3,379,000 · 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 228 Seadrift Rd (Issued)0.12 mi SW
Active in "Issued" for 6.9 yr (first record Dec 30, 2019) with no new permit activity recorded in 4.4 yr. High-impact scale (1 housing unit, $2,500,000 declared valuation across 1 permit).
- New home at 196 Seadrift Rd (Issued)0.16 mi SE
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).
- New home at 182 Seadrift Rd (Issued)0.23 mi SE
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 252 Seadrift Rd (Issued)0.23 mi SW
Active in "Issued" for 9.2 yr (first record Sep 5, 2017) with no new permit activity recorded in 8.9 yr. High-impact scale (1 housing unit, $1,600,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Luminalt Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Gubbins Building (14 in ½ mi · New single-family home); Peterson Construction And Development (10 in ½ mi · New single-family home); Allen Construction (9 in ½ mi · New single-family home); Matarozzi Pelsinger Builders (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B27887 | Solar / battery storage | Issued | Iss. Nov 24, 2021 | $49,490 | Installation of utility interactive solar and energy storage system. Solar array is 3.280 kW (DC). Energy storage compri… |