11 Marine Way
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89730, -122.63874
Executive Verdict · Public-Records Synthesis
Zoned C-VCR in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,801,000 ($2,465,000–$3,137,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$63,008 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Feb 27, 2019).
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 & (480 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)
- ! Year 1 Prop 13 tax reset (~$32,662/yr at $2,801,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,722/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:
- 2,439 sq ft (0.06 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 11 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 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: $2,465,000 – $3,137,000 · 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)480 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)0.2 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)0.32 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)0.4 mi E
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: Creative Builders (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Luminalt Energy (3 on parcel, 3 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 |
|---|---|---|---|---|---|
| 160860 | Electrical / panel | Issued | Iss. Feb 27, 2019 | $1,100 | Electrical Panel |
| 160859 | Solar / battery storage | Issued | Iss. Feb 27, 2019 | $5,000 | Battery Back Up Express |
| 160858 | Solar / battery storage | Issued | Iss. Feb 27, 2019 | $32,400 | Pv 2.880 Kw Express |
| 158601 | Remodel / interior alteration | Issued | Iss. May 29, 2018 | $125,000 | Rmdl , Struct; Reduce Sq Ft |