279 Seadrift Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90747, -122.67045
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-1.4 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood due diligence; benchmark value $3,000,000 ($2,640,000–$3,360,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSPS-1.4 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Oct 30, 2026, 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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 12% of the lot of lot)
Zone A: 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 285 Seadrift Rd (180 ft 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)
- ! Year 1 Prop 13 tax reset (~$34,950/yr at $3,000,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,913/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 279 SEADRIFT RD
Zoning & Land Use
C-RSPS-1.4 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSPS-1.4 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSPS-1.4, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A) covers about 12% 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-1.4, a single-family residential zone. The lot is 7,405 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 A) covers about 12% 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 A: 1% annual chance flood (Special Flood Hazard Area) (about 12% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 88% 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: $2,640,000 – $3,360,000 · 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 285 Seadrift Rd (Issued)180 ft W
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 177 Dipsea Rd (Issued)460 ft 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).
- New home at 252 Seadrift Rd (Issued)0.17 mi SE
Active in "Issued" for 9.2 yr (first record Sep 5, 2017) with no new permit activity recorded in 8.9 yr. High-impact scale (1 housing unit, $1,600,000 declared valuation across 1 permit).
- New home at 321 Seadrift Rd (Issued)0.24 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).
Entity-resolved builders & contractors in ½ mile: Grant Ian Hetherington (1 on parcel, 1 in ½ mi · Other); Mc Leran (1 on parcel, 1 in ½ mi · Roof replacement); Peterson Construction And Development (10 in ½ mi · New single-family home); Gubbins Building (10 in ½ mi · Remodel / interior alteration); Kasten Builders (5 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48962 | Other | Issued | Iss. Oct 30, 2026 | $138,000 | — |
| B17884 | Roof replacement | Issued | Iss. May 29, 2019 | $22,650 | Tear off main roof & breezeway roof to solid sheeting. Re-roof with Class A Shingles (sloped section) and Class A Torch … |