147 Dipsea Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90789, -122.66588
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-4.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,014,000 ($2,652,000–$3,376,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSPS-4.5 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$11,775 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest May 5, 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 28% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 228 Seadrift Rd (0.11 mi SE, 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 (~$35,111/yr at $3,014,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,926/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:
- 7,492 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 147 DIPSEA RD
Zoning & Land Use
C-RSPS-4.5 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSPS-4.5 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSPS-4.5, 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-4.5, a single-family residential zone. The lot is 7,492 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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 28% of the lot, map Mar 24, 2025)
- 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: $2,652,000 – $3,376,000 · 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)0.11 mi SE
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 252 Seadrift Rd (Issued)0.13 mi SW
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 177 Dipsea Rd (Issued)0.18 mi W
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 196 Seadrift Rd (Issued)0.24 mi SE
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).
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Cowboys Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Gubbins Building (14 in ½ mi · New single-family home); Peterson Construction And Development (10 in ½ mi · New single-family home); Allen Construction (9 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 |
|---|---|---|---|---|---|
| B42287 | Roof replacement | Issued | Iss. May 5, 2025 | $21,600 | Remove and dispose of one layer of existing roof system to sheathing/deck. Install one layer of fiberglass base underlay… |
| B42166 | Solar / battery storage | Issued | Iss. Apr 24, 2025 | $27,258 | PV SOLAR 5.925KW DC, 23KW AC, (15) MODULES, (2) 13.5KWh ESS, New 225AMP Sub-Panel |