5 Dipsea Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90486, -122.65305
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-3.5 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,324,000 ($2,925,000–$3,723,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$155,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 24, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 13% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 4 Sacramento Patio (adu 4a) (0.14 mi 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 (~$38,676/yr at $3,324,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,223/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:
- 15,159 sq ft (0.35 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 5 DIPSEA RD
Zoning & Land Use
C-RSPS-3.5 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RSPS-3.5 (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-3.5, 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 13% 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-3.5, a single-family residential zone. The lot is 15,159 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 13% 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 13% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 87% of the lot) · FIRM panel 06041C0444E, effective August 15, 2017
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,925,000 – $3,723,000 · 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 4 Sacramento Patio (adu 4a) (Issued)0.14 mi SE
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)0.25 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 at 7 Jose Patio (Issued)0.27 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).
- New home at 73 Dipsea Rd (Issued)0.34 mi NW
Active in "Issued" for 8 yr (first record Nov 13, 2018) with no new permit activity recorded in 7.8 yr. High-impact scale (1 housing unit, $925,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Allen Construction (1 on parcel, 6 in ½ mi · New garage / accessory structure); Jim Allen Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sun Solar Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Metal Roof System (1 on parcel, 1 in ½ mi · Roof replacement); Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42857 | Solar / battery storage | Issued | Iss. Jun 24, 2025 | $59,812 | Installation of: (24) PV Modules (12) PV RSD Modules (2) Inverter Battery (1) Gateway Controller (1) 30A Levered Disconn… |
| 177531 | Remodel / interior alteration | Issued | Iss. Sep 9, 2024 | $750,000 | Interior Remodel: Kitchen & Bathrms; Utility Rmdl; Decks; Replace Exterior Finishes: Siding, Roofing, Windows & Doors |
| B29276 | Plumbing / water heater / sewer | Issued | Iss. Apr 1, 2022 | $5,000 | This permit will be for the repair/replacement of existing/outdated electric radiant heating. It will be mainly the repl… |
| 168973 | New garage / accessory structure | Issued | Iss. Aug 2, 2021 | $22,000 | Enclosed Outdoor Shower;Spa Elect |
| 145733 |