12 Marine Way
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89753, -122.63902
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 $3,260,000 ($2,869,000–$3,651,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$146,758 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Apr 1, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 35% 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
Remodel / interior alteration (181376): Issued after 9 mo (3.5× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
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 & (390 ft N, 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:
- 11,979 sq ft (0.28 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12 MARINE WAY
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 35% of the lot); Zone AE: regulatory floodway (Special Flood Hazard Area) (about 44% of the lot); Zone X: minimal flood hazard (about 11% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 9% 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: $2,869,000 – $3,651,000 · 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
- Remodel / interior alteration (181376) (Issued)On this parcel
Issued after 9 mo (3.5× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Mixed-use development at 3466 State Route 1 & (Issued)390 ft N
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)0.18 mi N
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)0.31 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: Scott Parra Builder (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Valente N Fuentes Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); 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 (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 181376 | Remodel / interior alteration | Issued | Iss. Apr 1, 2026 | $150,000 | Replace Firepl With Dir Vent Gas Unit; Other Work Is Within Original Scope Of Permit 178816 |
| B44388 | Plumbing / water heater / sewer | Issued | Iss. Oct 15, 2025 | $8,000 | Note: upgrade for new bathroom fixtures and drainage, one bathroom. New kitchen sink and drainage. Laundry room, also we… |
| 178816 | Remodel / interior alteration | Issued | Iss. Mar 13, 2025 | $121,700 | Interior Rmdl Incl Kitchn W/ (N) Skylight, (2) Bedrms, & Hall Bath |