1 Joaquin Patio
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90200, -122.64880
Executive Verdict · Public-Records Synthesis
Zoned C-R1 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,096,000 ($2,724,000–$3,468,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$6,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 25, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
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
Plumbing / water heater / sewer (91514): Pending in review for 3.1 yr — 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 7 Jose Patio (360 ft W, 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:
- 10,846 sq ft (0.25 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1 JOAQUIN 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.
- SB 9: split into two lotsPossible, with conditions
Zoned C-R1, a single-family residential zone. The lot is 10,846 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.
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 X: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06041C0444E, 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: $2,724,000 – $3,468,000 · 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 (91514) (Applied)On this parcel
Pending in review for 3.1 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- New home at 7 Jose Patio (Issued)360 ft W
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)0.17 mi 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).
- Accessory dwelling unit at 260 Belvedere Ave (Issued)0.49 mi E
Active in "Issued" for 4.9 yr (first record Dec 16, 2021) with no new permit activity recorded in 22 mo. High-impact scale (1 housing unit, $2,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Solarwinds Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Verde Metals (1 on parcel, 1 in ½ mi · HVAC / heat pump); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Mayotyrone Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ielmorini Electric (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B35514 | HVAC / heat pump | Issued | Iss. Sep 25, 2023 | $8,000 | Replace Tankless Water Heater with new Heat Pump Water Heater — New Plumbing Fixture(s) |
| 91514 | Plumbing / water heater / sewer | Applied | App. Sep 21, 2023 | — | Replace Old Gas Water Heater For (N) Electirc Heat Pump Water Heater |
| B35352 | HVAC / heat pump | Issued | Iss. Sep 11, 2023 | $4,715 | New 240v HVAC circuit — New Circuits / Outlets |
| B32865 | HVAC / heat pump | Issued | Iss. Mar 7, 2023 | $17,200 | Replace the existing furnace with a air handler and heat pump — Mechanical Appliance |
| 166922 | Solar / battery storage | Issued |