7 Francisco Patio
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90141, -122.64839
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-2 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,987,000 ($2,629,000–$3,345,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$183,549 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 16, 2022).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 7 Jose Patio (490 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)
- ! Year 1 Prop 13 tax reset (~$34,801/yr at $2,987,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,900/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:
- 3,223 sq ft (0.07 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 7 FRANCISCO PATIO
Zoning & Land Use
C-RSP-2 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RSP-2 (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-RSP-2, 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-RSP-2, a single-family residential zone. The lot is 3,223 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: $2,629,000 – $3,345,000 · 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)490 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)0.22 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).
- New home at 25 Lincoln Ave (Issued)0.47 mi E
Active in "Issued" for 7.3 yr (first record Jul 22, 2019) with no new permit activity recorded in 7.1 yr. High-impact scale (1 housing unit, $969,000 declared valuation across 1 permit).
- Accessory dwelling unit at 260 Belvedere Ave (Issued)0.47 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: Tim Trumbo (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Simply Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Morris Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (11 in ½ mi · Remodel / interior alteration); Gubbins Building (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B29640 | Solar / battery storage | Issued | Iss. May 16, 2022 | $19,972 | Residential PV solar, flush roof mount, grid tied. 18 panels, 6.84 kW. |
| 168901 | Addition (adds square footage) | Issued | Iss. Jul 22, 2021 | $642,000 | Move Part Of House; Add Bdrm, Bath; Decks T.D. 4/29/21 |
| 141641 | Roof replacement | Issued | Iss. Feb 20, 2014 | $5,885 | Tear-Off & Re-Roof |