40 Buena Vista Ave
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89948, -122.63834
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 $2,935,000 ($2,583,000–$3,287,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through May 6, 2022, 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
- ! 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)
- ! Delayed or open permit activity on this parcel
Demolition at 40 Buena Vista Ave: Active in "Issued" for 12.7 yr (first record Mar 17, 2014) with no new permit activity recorded in 12.5 yr.
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: Mixed-use development at 3466 State Route 1 & (380 ft SW, 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:
- 5,619 sq ft (0.13 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 40 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 5,619 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: $2,583,000 – $3,287,000 · 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
- Demolition at 40 Buena Vista Ave (Issued)On this parcel
Active in "Issued" for 12.7 yr (first record Mar 17, 2014) with no new permit activity recorded in 12.5 yr.
- Plumbing / water heater / sewer (146333) (Issued)On this parcel
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Mixed-use development at 3466 State Route 1 & (Issued)380 ft SW
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).
- New home at 25 Lincoln Ave (Issued)520 ft W
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).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 18 in ½ mi · Commercial tenant improvement); Stingray Builders (1 on parcel, 1 in ½ mi · Windows / doors / siding); Juan Calmell (1 on parcel, 1 in ½ mi · Demolition); Owner (9 in ½ mi · New garage / accessory structure); Gubbins Building (5 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B29654 | Windows / doors / siding | Issued | Iss. May 6, 2022 | $4,000 | Replace dry rot siding and window trim — Siding Replacement |
| 146333 | Plumbing / water heater / sewer | Issued | Iss. Mar 23, 2015 | $3,500 | Modify Existing Deck, Legalize 1/2 Bath T.D. 3/17/15 |
| 142464 | Demolition | Issued | Iss. May 1, 2014 | $2,000 | Demo Basement Fixtures T.D. 4/9/14 |