298 Seadrift Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90677, -122.67233
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-2.9 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood due diligence; benchmark value $3,239,000 ($2,850,000–$3,628,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSPS-2.9 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$26,539 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Nov 1, 2019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 3% of the lot of lot)
Zone VE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Other (161994): Issued after 7 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 285 Seadrift Rd (450 ft NE, 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 (~$37,699/yr at $3,239,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,142/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:
- 18,252 sq ft (0.42 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 298 SEADRIFT RD
Zoning & Land Use
C-RSPS-2.9 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSPS-2.9 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSPS-2.9, a single-family residential zone. FEMA Special Flood Hazard Area (Zone VE) covers about 96% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSPS-2.9, a single-family residential zone. The lot is 18,252 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone VE) covers about 96% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 3% of the lot); Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 96% of the lot) · FIRM panel 06041C0441E, 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: $2,850,000 – $3,628,000 · 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
- Other (161994) (Issued)On this parcel
Issued after 7 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New home at 285 Seadrift Rd (Issued)450 ft NE
Active in "Issued" for 9.4 yr (first record Jun 12, 2017) with no new permit activity recorded in 9 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 1 permit).
- New home at 321 Seadrift Rd (Issued)0.15 mi W
Active in "Issued" for 3.7 yr (first record Mar 13, 2023) with no new permit activity recorded in 2.8 yr. High-impact scale (1 housing unit, $960,000 declared valuation across 1 permit).
- New home at 177 Dipsea Rd (Issued)0.2 mi NE
Active in "Issued" for 12.8 yr (first record Jan 16, 2014) with no new permit activity recorded in 12.3 yr. High-impact scale (1 housing unit, $1,452,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Gubbins Building (3 on parcel, 12 in ½ mi · Remodel / interior alteration); Sun First (2 on parcel, 2 in ½ mi · Solar / battery storage); Mc Leran (1 on parcel, 1 in ½ mi · Roof replacement); Desired Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Boyce Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B20251 | Electrical / panel | Issued | Iss. Nov 1, 2019 | $3,000 | 200 amp service change — Service Upgrade |
| 162972 | Solar / battery storage | Issued | Iss. Oct 17, 2019 | $24,000 | Battery Storage - Express |
| 162971 | Solar / battery storage | Issued | Iss. Oct 17, 2019 | $18,800 | Rooftop Solar 4.44 K W - Express |
| 161994 | Other | Issued | Iss. Jul 8, 2019 | $3,200 | 2 Small Stairs And Deck Over Slab T.D. 6/12/19 |
| 156669 | Remodel / interior alteration | Issued | Iss. Oct 3, 2017 | $36,000 |