39 Arenal Ave
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89765, -122.63943
Executive Verdict · Public-Records Synthesis
Zoned C-VCR in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $3,166,000 ($2,786,000–$3,546,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$9,020 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Apr 30, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 47% of the lot of lot)
Zone AE: 1% annual chance flood (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)
- ! Delayed or open permit activity on this parcel
New commercial building at 39 Arenal Ave: Active in "Applied" for 18 mo (first record Apr 30, 2025) with no new permit activity recorded in 18 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$36,859/yr at $3,166,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,072/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:
- 14,418 sq ft (0.33 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 39 ARENAL AVE; 41 ARENAL AVE; 43 ARENAL AVE
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 47% of the lot); Zone AE: regulatory floodway (Special Flood Hazard Area) (about 23% of the lot); Zone AO: 1% annual chance flood (Special Flood Hazard Area) (about 31% 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: $2,786,000 – $3,546,000 · 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
- New commercial building at 39 Arenal Ave (Applied)On this parcel
Active in "Applied" for 18 mo (first record Apr 30, 2025) with no new permit activity recorded in 18 mo.
- Windows / doors / siding (169476) (Issued)On this parcel
Issued after 19 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
- Remodel / interior alteration (169473) (Issued)On this parcel
Issued after 19 mo (7.1× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Plumbing / water heater / sewer (167950) (Issued)On this parcel
Issued after 13 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Entity-resolved builders & contractors in ½ mile: Gubbins Building (1 on parcel, 6 in ½ mi · New garage / accessory structure); Simontacchi Contruction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Mc Leran (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (17 in ½ mi · Commercial tenant improvement); Owner (9 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 93155 | New commercial / non-residential building | Applied | App. Apr 30, 2025 | $45,000 | Legalize Pre-Fab Panel Freezer For Parkside Bakery; Add A D A Lift |
| 169476 | Windows / doors / siding | Issued | Iss. Sep 29, 2021 | $4,500 | Non Struct. Window/Door |
| 169473 | Remodel / interior alteration | Issued | Iss. Sep 29, 2021 | $20,500 | Inter. Remodel And Addition Storage T.D. 3-18-20 |
| B25796 | Roof replacement | Issued | Iss. Jun 8, 2021 | $10,800 | Tear off snackbar roof to solid sheathing. Re-roof with Class A Torch Down roof system. — ReRoofing; With Electronic Ins… |