248 Seadrift Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90646, -122.66714
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 $3,275,000 ($2,882,000–$3,668,000).
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 (+$6,720 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Aug 15, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 93% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 252 Seadrift Rd (120 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 (~$38,113/yr at $3,275,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,176/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:
- 23,087 sq ft (0.53 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 248 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 93% 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 23,087 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 93% 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 93% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 7% 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: $2,882,000 – $3,668,000 · 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 252 Seadrift Rd (Issued)120 ft 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).
- New home at 228 Seadrift Rd (Issued)0.11 mi E
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 177 Dipsea Rd (Issued)0.15 mi NW
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)0.23 mi 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).
Entity-resolved builders & contractors in ½ mile: Able Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Pac Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); All Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Gubbins Building (15 in ½ mi · Remodel / interior alteration); Peterson Construction And Development (10 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B39141 | Electrical / panel | Issued | Iss. Aug 15, 2024 | $1,800 | Replace rusted 200 Amp Main Meter Panel with the same size Panel — Service Upgrade |
| B31623 | Solar / battery storage | Issued | Iss. Nov 1, 2022 | $14,000 | 8.8kW PV solar system, grid tied, no batteries |
| B31401 | Roof replacement | Issued | Iss. Oct 13, 2022 | $24,490 | REMOVE AND REPLACE CLASS A BUR TAR AND GRAVEL ROOF. — ReRoofing; With Electronic Inspection |