15 Calle Del Pradero
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89901, -122.64313
Executive Verdict · Public-Records Synthesis
Zoned C-R2 in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,309,000 ($2,912,000–$3,706,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$156,720 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 12, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 12% of the lot of lot)
Zone AE: regulatory floodway (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
Addition (adds square footage) (169474): Issued after 18 mo (3.5× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
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 25 Lincoln Ave (0.18 mi E, 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:
- 14,113 sq ft (0.32 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 CALLE DEL PRADERO
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 AE: regulatory floodway (Special Flood Hazard Area) (about 12% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 86% of the lot); Zone X: minimal flood hazard (about 2% 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: $2,912,000 – $3,706,000 · 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
- Addition (adds square footage) (169474) (Issued)On this parcel
Issued after 18 mo (3.5× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
- New home at 25 Lincoln Ave (Issued)0.18 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).
- Mixed-use development at 3466 State Route 1 & (Issued)0.23 mi E
Active in "Issued" for 6.1 yr (first record Sep 23, 2020) with no new permit activity recorded in 5.1 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 2 permits).
- Accessory dwelling unit at 260 Belvedere Ave (Issued)0.27 mi NE
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: Owner (1 on parcel, 9 in ½ mi · New garage / accessory structure); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Swell Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gaf Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Ck Electrical And Construction (1 on parcel, 1 in ½ mi · EV charger).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B28297 | Solar / battery storage | Issued | Iss. Jan 12, 2022 | $11,880 | 7.2kW PV system. 20 panels, 1 inverter, 1 AC disconnect switch |
| B27967 | HVAC / heat pump | Issued | Iss. Dec 2, 2021 | $27,985 | INSTALL ADVNANCED ENERGY SYSTEM: (2) TESLA POWERWALL 2 AC BATTERIES SYSTEM (5KW) (1) TESLA BACKUP GATEWAY 2 WITH INTERNA… |
| B27810 | EV charger | Issued | Iss. Nov 18, 2021 | $1,200 | EV Charger — EV Charging Station |
| B27263 | Roof replacement | Issued | Iss. Oct 4, 2021 | $80,400 | ***Comp Shingles GAF Silver Pledge Warranty Slate & Comp Roof to Main House Only Prepare existing sheathing for new roof… |
| 169474 | Addition (adds square footage) | Issued |