218 Seadrift Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90610, -122.66406
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-2.9 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,323,000 ($2,924,000–$3,722,000).
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 (+$40,320 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 20, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 90% 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 24% 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 Mar 24, 2025)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 228 Seadrift Rd (330 ft NW, 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 (~$38,665/yr at $3,323,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,222/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:
- 24,524 sq ft (0.56 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 218 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 90% 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 24,524 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 90% 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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 24% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 90% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 10% of the lot) · FIRM panel 06041C0443E, 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: $2,924,000 – $3,722,000 · 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 228 Seadrift Rd (Issued)330 ft NW
Active in "Issued" for 6.9 yr (first record Dec 30, 2019) with no new permit activity recorded in 4.4 yr. High-impact scale (1 housing unit, $2,500,000 declared valuation across 1 permit).
- New home at 196 Seadrift Rd (Issued)0.1 mi E
Active in "Issued" for 9.4 yr (first record Jun 19, 2017) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, $1,485,000 declared valuation across 1 permit).
- New home at 182 Seadrift Rd (Issued)0.18 mi E
Active in "Issued" for 5.9 yr (first record Dec 15, 2020) with no new permit activity recorded in 5.4 yr. High-impact scale (1 housing unit, $2,875,000 declared valuation across 1 permit).
- New home at 252 Seadrift Rd (Issued)0.19 mi W
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).
Entity-resolved builders & contractors in ½ mile: Matarozzi Pelsinger Builders (1 on parcel, 6 in ½ mi · Addition (adds square footage)); Apache Pools (1 on parcel, 3 in ½ mi · Pool / spa); Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage); Starving Plumbers (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Gubbins Building (16 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 171474 | Pool / spa | Issued | Iss. May 20, 2022 | $60,000 | Indoor Gunite Spa |
| B28394 | Solar / battery storage | Issued | Iss. Jan 18, 2022 | $73,025 | Install 33 roof mounted PV solar modules with 33 micro-inverters. Install 2 wall mounted Powerwall batteries and 1 Tesla… |
| 167362 | New single-family home | Issued | Iss. Mar 10, 2021 | $2,500,000 | Demo; S F D; Gar & Storage; Decks; Drop In Spa T.D. 4-1-20 |
| B16537 | Plumbing / water heater / sewer | Issued | Iss. Nov 27, 2018 | $10,000 |