187 Dipsea Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90819, -122.67015
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-0.387 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood due diligence; benchmark value $3,371,000 ($2,966,000–$3,776,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSPS-0.387 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$208,640 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 28, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 10% 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 177 Dipsea Rd (310 ft E, 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 (~$39,217/yr at $3,371,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,268/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:
- 14,767 sq ft (0.34 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 187 DIPSEA RD
Zoning & Land Use
C-RSPS-0.387 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSPS-0.387 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSPS-0.387, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A) covers about 10% 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-0.387, a single-family residential zone. The lot is 14,767 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 10% 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 10% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 90% 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: $2,966,000 – $3,776,000 · 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 177 Dipsea Rd (Issued)310 ft E
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 285 Seadrift Rd (Issued)370 ft SW
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 252 Seadrift Rd (Issued)0.18 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)0.26 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: Cronin Construction And Development (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Sun First (2 on parcel, 2 in ½ mi · Solar / battery storage); Jmo Construction And Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Peterson Construction And Development (10 in ½ mi · New single-family home); Gubbins Building (10 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42555 | Solar / battery storage | Issued | Iss. May 28, 2025 | $15,750 | Replace (2) Enphase microinverters, install (1) 125A non-backup panel, (1) battery and (1) Gateway 3 |
| B38148 | Electrical / panel | Issued | Iss. May 22, 2024 | $4,000 | Panel replacement 200Amps for new 200 Amps. — Service Upgrade |
| B36857 | Solar / battery storage | Issued | Iss. Jan 31, 2024 | $16,393 | Install (15) roof mounted PV solar modules with (15) micro-inverters |
| 174980 | New garage / accessory structure | Issued | Iss. Sep 14, 2023 | $250,000 | Trellis/Arbor; Firepit; Outdoor Shower |
| 174979 | Addition (adds square footage) | Issued |