Stinson Beach 94970 · Stinson Beach · APN 195-231-25 · Unincorporated Marin
Zoned C-RA-B5 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $3,287,000 ($2,893,000–$3,681,000).
On-parcel permit history is indexed through Sep 23, 2019, 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)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 3 permitted; 2 commercial or mixed-use projects.
5 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
59 permits within ½ mile since November 2024
$3,287,000
Benchmark range: $2,893,000 – $3,681,000
Closest lead: New home at 6976 Panoramic Hwy (0.18 mi SE, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,188/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 14, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 14, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-RA-B5 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 12.7 yr (first record Mar 17, 2014), with no completion or new permit record in 12.5 yr. · $2,000 declared valuation
Permit issued and active for 11.4 yr (first record Jul 1, 2015), with no completion or new permit record in 11.4 yr. · $20,000 declared valuation
Permit issued and active for 10.1 yr (first record Oct 4, 2016), with no completion or new permit record in 8.9 yr. · 1 unit · $850,000 declared valuation
Permit issued and active for 8.9 yr (first record Jan 1, 2018), with no completion or new permit record in 8.9 yr. · 7 units
In "Applied" for 8.7 yr (since Feb 13, 2018), with no new permit record in 8.7 yr. · 1 unit · $600,000 declared valuation
Permit issued and active for 8.1 yr (first record Oct 1, 2018), with no completion or new permit record in 8.1 yr. · $17,000 declared valuation
Nearby roof replacement (23 Calle Del Pinos): First appeared in published agency feed
Record B49040 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (23 Calle Del Pinos): First appeared in published agency feed
Record B48814 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $3,185,829 in September 2025 to $3,577,374 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
3422 State Route · $9,205,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94970 home-value index checkpoint
Changed from $3,436,866 in September 2024 to $3,185,829 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
35 Laurel Ave (Adu 35a) · 1 unit · $38,000 valuation
Records span Nov 15, 2023 to Sep 16, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
21 Laurel Ave · 1 unit · $662,000 valuation
Records span Oct 3, 2024 to Aug 7, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
39 Arenal Ave · $45,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
260 Belvedere Ave · 1 unit · $2,000,000 valuation
Records span Dec 16, 2021 to Dec 30, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94970 home-value index checkpoint
Changed from $3,189,831 in September 2023 to $3,436,866 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
6 Willow Ave
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94970 home-value index checkpoint
Changed from $3,315,696 in September 2022 to $3,189,831 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
111 Buena Vista Ave · 1 unit · $135,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94970 home-value index checkpoint
Changed from $3,112,685 in September 2021 to $3,315,696 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
3466 State Route 1 & · 1 unit · $1,000,000 valuation
Records span Sep 23, 2020 to Oct 14, 2021 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →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).
Active in "Issued" for 8.9 yr (first record Jan 1, 2018) with no new permit activity recorded in 8.9 yr. High-impact scale (7 housing units across 0 permits).
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).
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).
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).
In "Applied" for 2.5 yr (since Apr 30, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 891 parcels
Small prior baseline
City baseline: 16.3 / 1k
9 in trailing 24m
Includes 2 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Mountain Roofing | Roof replacement | 1 on parcel1 in ½ mi | $12,000 | 0 vs 0 prior |
| Downing Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $10,032 | 0 vs 0 prior |
| Owner Builder Recent nearby: 255 Calle Del Mar (Nov 26, 2024) | Commercial tenant improvement | 11 in ½ mi | $2,755,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 210d(vs 276d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
HUD Small Area Fair Market Rent · ZIP 94970
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($32,850/yr) + local voter-approved bond debt ($4,928/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$212,760/yr
Cash needed: $722,700
NOI: -$13,431/yr
P&I: $16,611/mo
For $0/mo net cash flow
At $3,025/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,783/mo | −$18,078/mo | -30.0% | $28,017/mo | −$18,243/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,025/mo | −$17,730/mo | -29.4% | $25,932/mo | −$17,724/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,207/mo | −$17,530/mo | -29.1% | $25,330/mo | −$17,329/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Tear off existing roofing material, install new Owens Corning Oakridge shingles — ReRoofing
Repl Furnace & Ducts***Exteneded To 6/13/19.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 14, 2026
0.82 acres
Assessor's classification for assessment purposes. This is not zoning.
7655 PANORAMIC HWY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 195-231-25. Assessed value is not market value.
Search by parcel number 195-231-25 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 226 vs 240 prior−6% |
| Gubbins Building Recent nearby: 3466 State Route 1 & 3468 (Oct 14, 2021) | New garage / accessory structure | 5 in ½ mi | $2,223,000 | 3 vs 4 prior |
| Owner Recent nearby: 45 Buena Vista Ave (Jan 31, 2022) | Addition (adds square footage) | 5 in ½ mi | $793,500 | 25 vs 15 prior+67% |
| Creative Builders Recent nearby: 11 Marine Way (May 29, 2018) | Remodel / interior alteration | 3 in ½ mi | $320,000 | 0 vs 0 prior |
| George T Flynn Construction Recent nearby: 275 Belvedere Ave (Sep 17, 2021) | Addition (adds square footage) | 3 in ½ mi | $104,000 | 2 vs 0 prior |
| Art Of Construction Recent nearby: 260 Belvedere Ave (Oct 4, 2024) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $2,155,000 | 0 vs 0 prior |
| Luke Gilligan Recent nearby: 35 Laurel Ave (Adu 35a) (Sep 16, 2025) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $700,000 | 0 vs 0 prior |
| Scott Parra Builder Recent nearby: 12 Marine Way (Apr 1, 2026) | Remodel / interior alteration | 2 in ½ mi | $271,700 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.