10 Willow Ave
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89911, -122.63682
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 $1,033,000 ($909,000–$1,157,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jan 13, 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: 0.2% annual chance flood hazard (shaded X))
about 10% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). 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 10 Willow Ave: Active in "Issued" for 8.1 yr (first record Oct 1, 2018) with no new permit activity recorded in 8.1 yr.
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 & (0.13 mi 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)
Parcel & Assessor
- Lot size:
- 38,638 sq ft (0.89 ac)
- Assessor use:
- Exemption - Vacant
- Addresses on lot:
- 10 WILLOW 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. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home. 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 38,638 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: 0.2% annual chance flood hazard (shaded X) (about 10% of the lot); Zone X: minimal flood hazard (about 89% 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: $909,000 – $1,157,000 · 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 10 Willow Ave (Issued)On this parcel
Active in "Issued" for 8.1 yr (first record Oct 1, 2018) with no new permit activity recorded in 8.1 yr.
- Mixed-use development at 3466 State Route 1 & (Issued)0.13 mi 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)0.19 mi 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).
- Accessory dwelling unit at 260 Belvedere Ave (Issued)0.25 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).
Entity-resolved builders & contractors in ½ mile: Owner (2 on parcel, 11 in ½ mi · New garage / accessory structure); Nielsen Aire (1 on parcel, 1 in ½ mi · Demolition); Owner Builder (16 in ½ mi · Commercial tenant improvement); 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 (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B28359 | Electrical / panel | Issued | Iss. Jan 13, 2022 | $2,800 | Instal electrical sub panel — New Circuits / Outlets |
| B28224 | Electrical / panel | Issued | Iss. Dec 30, 2021 | $1,800 | Install electrical service panel, need sign off for PGE — Service Upgrade |
| 159893 | Demolition | Issued | Iss. Oct 17, 2018 | $17,000 | Demo 3 Bldgs - Main House, Cabin, & Addtn To Milk Barn J# Asb104009 |