21 Calle Del Embarcadero
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90015, -122.64655
Executive Verdict · Public-Records Synthesis
Zoned C-R2 in Unincorporated Marin and mapped FEMA AO flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,063,000 ($2,695,000–$3,431,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$7,680 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Apr 22, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AO, all of the lot of lot)
Zone AO: 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 (181557): Issued after 4 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 7 Jose Patio (0.22 mi NW, 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:
- 9,365 sq ft (0.21 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 21 CALLE DEL EMBARCADERO; 21 CALLE DEL EMBARCADERO APT 1; 21 CALLE DEL EMBARCADERO APT 2
Zoning & Land Use
C-R2 — Residential Two Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-R2 (two-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 lotCan't tell
Zoned C-R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.
- SB 9: split into two lotsCan't tell
Zoned C-R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.
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 AO: 1% annual chance flood (Special Flood Hazard Area) (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: $2,695,000 – $3,431,000 · 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 (181557) (Issued)On this parcel
Issued after 4 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Solar / battery storage (179883) (Issued)On this parcel
Issued after 3 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- New home at 7 Jose Patio (Issued)0.22 mi NW
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)0.35 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).
Entity-resolved builders & contractors in ½ mile: Owner (3 on parcel, 11 in ½ mi · New garage / accessory structure); Tom Mccafferty (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Corestates Construction Services (1 on parcel, 1 in ½ mi · Electrical / panel); Castle Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Grid Alternatives (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 181557 | Electrical / panel | Issued | Iss. Apr 22, 2026 | $42,703 | 3 E V Chargers; New 200 A Panel |
| 179883 | Solar / battery storage | Issued | Iss. Aug 20, 2025 | — | Install N 100a Virtual Net Metering Flush Tilt Roof Mounted Photovoltaic System |
| B37631 | Plumbing / water heater / sewer | Issued | Iss. Apr 16, 2024 | $77,000 | All existing single pane windows and doors will be replaced with new double pane windows and doors of the same size. The… |
| B34683 | Electrical / panel | Issued | Iss. Jul 27, 2023 | $2,300 | Upgrade (E) subpanel — Replace Circuits / Outlets |
| B34426 | Electrical / panel | Issued |