3416 State Route 1
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89873, -122.63801
Executive Verdict · Public-Records Synthesis
Zoned C-VCR in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,980,000 ($2,622,000–$3,338,000).
Upsides & Opportunities
- ✓ 9 documented municipal building permits on file
On-parcel permit history is indexed through Jan 7, 2021, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Mixed-use development at 3466 State Route 1 & (300 ft W, 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 (~$34,720/yr at $2,980,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,893/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:
- 6,795 sq ft (0.16 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 3416 STATE ROUTE 1
Zoning & Land Use
C-VCR — Village Commercial Residential (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-VCR (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs. 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 lotUnlikely
Zoned C-VCR (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-VCR (mixed use), not a single-family residential zone.
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: $2,622,000 – $3,338,000 · 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
- Mixed-use development at 3466 State Route 1 & (Issued)300 ft W
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)0.14 mi NW
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).
- Accessory dwelling unit at 260 Belvedere Ave (Issued)0.24 mi NW
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).
- New home at 6976 Panoramic Hwy (Issued)0.39 mi SE
Active in "Issued" for 10.1 yr (first record Oct 4, 2016) with no new permit activity recorded in 8.9 yr. High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner Builder (6 on parcel, 17 in ½ mi · Commercial tenant improvement); Saw Designs (3 on parcel, 3 in ½ mi · General repair); Owner (9 in ½ mi · New garage / accessory structure); Gubbins Building (5 in ½ mi · New garage / accessory structure); Creative Builders (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 166797 | General repair | Issued | Iss. Jan 7, 2021 | $32,500 | Foundation Replacement |
| 166796 | General repair | Issued | Iss. Jan 7, 2021 | $32,500 | Foundation Replacement |
| 163703 | Commercial tenant improvement | Issued | Iss. Dec 23, 2019 | $17,000 | Int Rmdl & Siding & Reroof, Foundation Bldg F # 9 & 10 & Office T.D. 4/16/19 |
| 163702 | Commercial tenant improvement | Issued | Iss. Dec 23, 2019 | $17,000 | Int Rmdl & Siding, New Foundation Bldg E # 7 & 8 T.D. 4/16/19 |
| 163700 | Commercial tenant improvement | Issued | Iss. Dec 23, 2019 |