6976 Panoramic Hwy
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89723, -122.62990
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B6 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,979,000 ($2,622,000–$3,336,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$29,138 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 29, 2022).
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
New home at 6976 Panoramic Hwy: 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).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 7 new homes (500 ft S, 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:
- 166,661 sq ft (3.83 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 6976 PANORAMIC HWY
Zoning & Land Use
C-RA-B6 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RA-B6 (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-B6 (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-B6 (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: $2,622,000 – $3,336,000 · 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
- New home at 6976 Panoramic Hwy (Issued)On this parcel
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).
- Electrical / panel (164644) (Issued)On this parcel
Issued after 2 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
- Solar / battery storage (164641) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Plumbing / water heater / sewer (163569) (Issued)On this parcel
Issued after 6 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: Lowry Construction (2 on parcel, 2 in ½ mi · New single-family home); Nexus Energy (2 on parcel, 2 in ½ mi · Solar / battery storage); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Indaspec (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (7 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B30234 | Electrical / panel | Issued | Iss. Jun 29, 2022 | $8,000 | Replacing 2 subpanels, like for like 200A — Replace Circuits / Outlets |
| B29958 | Solar / battery storage | Issued | Iss. Jun 6, 2022 | $40,000 | Install (38) roof mount solar panels at 13.3kw. Install energy storage system to backup electrical. |
| 164644 | Electrical / panel | Issued | Iss. May 15, 2020 | $1,000 | New 200 Amp - 240v Sub Panel |
| 164641 | Solar / battery storage | Issued | Iss. May 15, 2020 | $5,000 | Energy Storage System - Fast Track |