Stinson Beach 94970 · Stinson Beach · APN 195-232-02 · 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 $3,507,000 ($3,086,000–$3,928,000).
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 9, 2026).
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: 4 permitted; 2 commercial or mixed-use projects.
6 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.
73 permits within ½ mile since November 2024
$3,507,000
Benchmark range: $3,086,000 – $3,928,000
Demolition at 6 Willow Ave: 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).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Mixed-use development at 3466 State Route 1 & (0.17 mi 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)
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 13, 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.
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 13, 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.
In "Applied" for 2.5 yr (since Apr 30, 2024), with no new permit record in 2.5 yr.
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
In "Applied" for 11.7 yr (since Feb 19, 2015), with no new permit record in 11.7 yr. · 1 unit · $85,000 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
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)
Addition (adds square footage) permit issued (182527)
Recorded status: Issued
Remodel & Addition; Decks; **B B Q; Retaining Walls Removed From Scope** · Declared valuation: $1,700,000 · Contractor: Cronin Construction & Development Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
21 Calle Del Onda · 1 unit · $214,708 valuation
Records span Dec 2, 2025 to Jun 3, 2026 (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 $3,436,866 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)
Plumbing / water heater / sewer permit application filed (93419)
Current status: Applied
Spa; Firepit; Retaining Walls
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (93420)
Current status: Applied
Garage
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit application filed (93421)
Current status: Applied
Retaining Walls Not Covered By 93288 ,93420
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Addition (adds square footage) permit application filed (182527)
Current status: Issued
Remodel & Addition; Decks; **B B Q; Retaining Walls Removed From Scope** · Declared valuation: $1,700,000 · Contractor: Cronin Construction & Development Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
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 →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).
Issued after 15 mo (2.8× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
Pending in review for 15 mo (5.6× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Pending in review for 15 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Pending in review for 2.5 yr (16.8× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 891 parcels
Small prior baseline
City baseline: 16.4 / 1k
9 in trailing 24m
Includes 2 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Cronin Construction And Development | Addition (adds square footage) | 1 on parcel1 in ½ mi | $1,700,000 | 1 vs 2 prior |
| Owner Builder Recent nearby: 21 Calle Del Onda (Jun 3, 2026) | Commercial tenant improvement | 16 in ½ mi | $2,997,708 | 226 vs 240 prior−6% |
| Owner Recent nearby: 45 Buena Vista Ave (Jan 31, 2022) |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 205d prior) |
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 ($35,050/yr) + local voter-approved bond debt ($5,258/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.
−$228,640/yr
Cash needed: $771,100
NOI: -$15,961/yr
P&I: $17,723/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 | −$19,401/mo | -30.2% | $29,864/mo | −$19,584/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,025/mo | −$19,053/mo | -29.7% | $27,642/mo | −$19,065/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 | −$18,853/mo | -29.3% | $27,000/mo | −$18,670/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.
AppliedApr 30, 2024 – Apr 30, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Remodel & Addition; Decks; **B B Q; Retaining Walls Removed From Scope**
Retaining Walls Not Covered By 93288 ,93420
Garage
Spa; Firepit; Retaining Walls
Structural Windows & Doors; Demo Exterior Stair
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 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 13, 2026
0.97 acres
Assessor's classification for assessment purposes. This is not zoning.
6 WILLOW AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 195-232-02. Assessed value is not market value.
Search by parcel number 195-232-02 (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.
| New garage / accessory structure |
| 9 in ½ mi |
| $1,415,000 |
| 25 vs 15 prior+67% |
| 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 |
| 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 |
| Pacific Ridge Construction Recent nearby: 29 Avenida Las Baulinas (Jun 7, 2024) | Addition (adds square footage) | 1 in ½ mi | $1,500,000 | 4 vs 2 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| DemolitionOn this parcel | 130 | 11d | 55d | 106d | 261d | 80d(vs 56d prior) |
| Addition (adds square footage)On this parcel | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d 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) |
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.