150 Buena Vista Ave
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89998, -122.64072
Executive Verdict · Public-Records Synthesis
Zoned C-R1 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $3,026,000 ($2,663,000–$3,389,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$16,611 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 23, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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 (State 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 Apr 1, 2024)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 25 Lincoln Ave (210 ft 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)
- ! Year 1 Prop 13 tax reset (~$35,249/yr at $3,026,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,937/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:
- 7,710 sq ft (0.18 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 150 BUENA VISTA AVE
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 (State 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 7,710 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 (State 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 (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (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: $2,663,000 – $3,389,000 · 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 25 Lincoln Ave (Issued)210 ft 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)0.13 mi SE
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)0.14 mi N
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).
- Accessory dwelling unit at 111 Buena Vista Ave (Applied)350 ft SE
In "Applied" for 3.8 yr (since Jan 26, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Riverwood Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Earthbound Energy (2 on parcel, 2 in ½ mi · Solar / battery storage); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (17 in ½ mi · Commercial tenant improvement); Owner (9 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B35861 | Solar / battery storage | Issued | Iss. Oct 23, 2023 | $18,495 | Installation of (1) Energy Storage System Tesla Powerwall 2, 13.5KWh, 5KW |
| B34994 | Solar / battery storage | Issued | Iss. Aug 8, 2023 | $23,452 | Install 13 400w solar panels with microinverters. 5.2 kW |
| B27663 | HVAC / heat pump | Issued | Iss. Nov 5, 2021 | $2,400 | 2 zoned ducted mini split and 11 runs of ducting new (one heat pump and 2 indoor units with ducting) -customer currently… |
| 156650 | Windows / doors / siding | Issued | Iss. Oct 2, 2017 | $58,000 | Repl Wndws In Kind; Repl Siding; Minor Rot Reprs Assoc With Both |