6 Willow Ave
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89819, -122.63598
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$220,000 contributory est.)
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)
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 1 slow or stalled nearby project within ½ mile
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)
Parcel & Assessor
- Lot size:
- 42,384 sq ft (0.97 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 6 WILLOW AVE
Zoning & Land Use
C-RA-B5 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RA-B5 (single-family residential): state law allows ADUs where homes are allowed. 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 lotCan't tell
Zoned C-RA-B5 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned C-RA-B5 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
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: $3,086,000 – $3,928,000 · 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
- Demolition at 6 Willow Ave (Applied)On this parcel
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).
- Addition (adds square footage) (182527) (Issued)On this parcel
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).
- General repair (93421) (Applied)On this parcel
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).
- Plumbing / water heater / sewer (93419) (Applied)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Cronin Construction And Development (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Owner Builder (16 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); Creative Builders (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182527 | Addition (adds square footage) | Issued | Iss. Sep 9, 2026 | $1,700,000 | Remodel & Addition; Decks; **B B Q; Retaining Walls Removed From Scope** |
| 93421 | General repair | Applied | App. Aug 4, 2025 | — | Retaining Walls Not Covered By 93288 ,93420 |
| 93420 | New garage / accessory structure | Applied | App. Aug 4, 2025 | — | Garage |
| 93419 | Plumbing / water heater / sewer | Applied | App. Aug 4, 2025 | — | Spa; Firepit; Retaining Walls |