30 Belvedere Ave
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89900, -122.63729
Executive Verdict · Public-Records Synthesis
Zoned C-R1 in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $3,301,000 ($2,905,000–$3,697,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$14,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 12, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 20% of the lot of lot)
Zone AE: regulatory floodway (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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 & (520 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 (~$38,412/yr at $3,301,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,201/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:
- 46,696 sq ft (1.07 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 30 BELVEDERE AVE; 32 BELVEDERE AVE; 3410 STATE ROUTE 1
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. FEMA regulatory floodway covers about 20% of the lot: SB 9 requires a no-rise certification.
- SB 9: split into two lotsPossible, with conditions
Zoned C-R1, a single-family residential zone. The lot is 46,696 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. FEMA regulatory floodway covers about 20% of the lot: SB 9 requires a no-rise certification.
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 AE: regulatory floodway (Special Flood Hazard Area) (about 20% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 14% of the lot); Zone X: minimal flood hazard (about 65% 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: $2,905,000 – $3,697,000 · 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)520 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)0.16 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)0.37 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: Rocky Hill Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Alco Building Solutions (2 on parcel, 2 in ½ mi · Solar / battery storage); Owner Builder (17 in ½ mi · Commercial tenant improvement); 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 (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48711 | Other | Issued | Iss. Oct 12, 2026 | $27,311 | — |
| B48423 | Electrical / panel | Issued | Iss. Sep 21, 2026 | $27,724 | New Circuits / Outlets |
| 173686 | Solar / battery storage | Issued | Iss. Apr 3, 2023 | $12,500 | Energy Storage System |
| 173685 | Solar / battery storage | Issued | Iss. Apr 3, 2023 | $12,500 | Energy Storage System |