3472 State Route 1
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89876, -122.63920
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 $3,090,000 ($2,719,000–$3,461,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$120,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Apr 29, 2021).
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
Other (87139): Pending in review for 5.9 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
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: Mixed-use development at 3466 State Route 1 & (80 ft SE, 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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 3472 STATE ROUTE 1; 3474 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: $2,719,000 – $3,461,000 · 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 (87139) (Applied)On this parcel
Pending in review for 5.9 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
- Mixed-use development at 3466 State Route 1 & (Issued)80 ft 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).
- New home at 25 Lincoln Ave (Issued)510 ft 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)0.22 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).
Entity-resolved builders & contractors in ½ mile: Gubbins Building (1 on parcel, 5 in ½ mi · New garage / accessory structure); Sunshine Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Boyce Electric (1 on parcel, 1 in ½ mi · Electrical / panel); 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 |
|---|---|---|---|---|---|
| 167978 | Remodel / interior alteration | Issued | Iss. Apr 29, 2021 | $300,000 | Rebuild Parts Of Building And Remodel Due To Fire, Storage And Deck/Ramps |
| 87139 | Other | Applied | App. Dec 1, 2020 | — | — |
| B23885 | Electrical / panel | Issued | Iss. Oct 20, 2020 | $1,200 | 100 amp temp service — Service Upgrade |
| B17429 | Roof replacement | Issued | Iss. Apr 8, 2019 | $6,000 | Tear off 2 roofs Install plywood Install 30 year roof — ReRoofing |