31 Calle Del Pradero
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89839, -122.64369
Executive Verdict · Public-Records Synthesis
Zoned C-R2 in Unincorporated Marin and mapped FEMA VE flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,984,000 ($2,626,000–$3,342,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jan 20, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, all of the lot of lot)
Zone VE: 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
Other (174916): Issued after 18 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
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 (0.23 mi NE, 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:
- 6,926 sq ft (0.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 31 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 VE: 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: $2,626,000 – $3,342,000 · 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
- Other (174916) (Issued)On this parcel
Issued after 18 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New home at 25 Lincoln Ave (Issued)0.23 mi NE
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)0.26 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)0.32 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 Builder (2 on parcel, 19 in ½ mi · Commercial tenant improvement); Pacific Ridge Construction (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Golden Gate Home Improvement (1 on parcel, 1 in ½ mi · Windows / doors / siding); Perez Construction (1 on parcel, 1 in ½ mi · HVAC / heat pump); Andrew Alexander Green (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45544 | HVAC / heat pump | Issued | Iss. Jan 20, 2026 | $27,000 | Replace tankless water heater and mini splits (heating and air conditioning) — Replace Plumbing Fixtures(s); Replace Mec… |
| 174916 | Other | Issued | Iss. Sep 7, 2023 | $5,000 | Replace Deck |
| B26910 | Windows / doors / siding | Issued | Iss. Sep 17, 2021 | $20,000 | Project scope includes re-siding existing walls of house which are in various levels of disrepair due to age and proximi… |
| 167212 | General repair | Issued | Iss. Feb 22, 2021 | $71,240 | Foundation Repair |
| 157686 | Windows / doors / siding | Issued | Iss. Feb 13, 2018 |