75 Buena Vista Ave
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89923, -122.63902
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 $2,909,000 ($2,560,000–$3,258,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,840 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Feb 14, 2024).
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 & (230 ft S, 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 (~$33,904/yr at $2,909,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,825/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:
- 4,704 sq ft (0.11 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 75 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 4,704 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: $2,560,000 – $3,258,000 · 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)230 ft S
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)400 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)0.19 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).
- New home at 6976 Panoramic Hwy (Issued)0.46 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: Tim Trumbo (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage); Northern Pacific Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Golden Gate Home Improvement (1 on parcel, 1 in ½ mi · Windows / doors / siding); Charles Window And Door (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 |
|---|---|---|---|---|---|
| B37016 | Roof replacement | Issued | Iss. Feb 14, 2024 | $12,950 | Tear off existing roof and replace with a class A composition shingle roof — ReRoofing; With Electronic Inspection |
| B36187 | Solar / battery storage | Issued | Iss. Nov 20, 2023 | $45,483 | Install (22) roof mounted PV solar modules with (22) micro-inverters, (2) wall mounted batteries, (1) Tesla Gateway, and… |
| B23213 | Windows / doors / siding | Issued | Iss. Aug 11, 2020 | $12,760 | Replace (2) windows, same size as existing. — Non-structural Door/Window Replacement |
| 141478 | Addition (adds square footage) | Issued | Iss. Feb 5, 2014 | $7,000 | Small 2nd Story Addn T.D. 1/29/14 |
| 141229 | Electrical / panel |