268 Seadrift Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90686, -122.66922
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 $3,237,000 ($2,849,000–$3,625,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Feb 10, 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 (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 177 Dipsea Rd (450 ft N, 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 (~$37,676/yr at $3,237,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,140/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:
- 20,255 sq ft (0.46 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 268 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 20,255 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: $2,849,000 – $3,625,000 · 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)450 ft N
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)500 ft E
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 285 Seadrift Rd (Issued)0.11 mi NW
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 228 Seadrift Rd (Issued)0.23 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).
Entity-resolved builders & contractors in ½ mile: Roy Nicolas Asi (1 on parcel, 1 in ½ mi · Other); Elite Roofing And Waterproofing (1 on parcel, 1 in ½ mi · Roof replacement); Acme Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Gubbins Building (13 in ½ mi · New single-family home); 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 |
|---|---|---|---|---|---|
| B45707 | Other | Issued | Iss. Feb 10, 2026 | $74,630 | Mechanical Appliance |
| B42625 | Roof replacement | Issued | Iss. Jun 19, 2025 | $43,000 | Scope of Work: John Manville (JM) 3-ply Torch Down System -ERW will remove existing 1 layer of roofing membrane down to … |
| 141876 | Roof replacement | Issued | Iss. Mar 13, 2014 | $15,000 | Reroof |