· Stinson Beach · APN 195-340-89 · Unincorporated Marin
Zoned C-RSPS-1.4 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood due diligence; benchmark value $1,612,000 ($1,370,000–$1,854,000).
Zone C-RSPS-1.4 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 31, 2017).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 3 permitted.
3 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
54 permits within ½ mile since November 2024
$1,612,000
Benchmark range: $1,370,000 – $1,854,000
Other (154829): Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 177 Dipsea Rd (250 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,582/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-RSPS-1.4 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 12.8 yr (first record Jan 16, 2014), with no completion or new permit record in 12.3 yr. · 1 unit · $1,452,000 declared valuation
Permit issued and active for 12.6 yr (first record Apr 10, 2014), with no completion or new permit record in 12.2 yr. · 1 unit · $400,000 declared valuation
Permit issued and active for 11.7 yr (first record Mar 10, 2015), with no completion or new permit record in 11.3 yr. · $681,143 declared valuation
Permit issued and active for 9.6 yr (first record Apr 19, 2017), with no completion or new permit record in 9.5 yr. · 1 unit · $450,000 declared valuation
Permit issued and active for 10.7 yr (first record Mar 8, 2016), with no completion or new permit record in 9.5 yr. · 1 unit · $550,000 declared valuation
Permit issued and active for 9.4 yr (first record Jun 19, 2017), with no completion or new permit record in 9.3 yr. · 1 unit · $1,485,000 declared valuation
Nearby other (206 Seadrift Rd): First appeared in published agency feed
Record B49006 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (279 Seadrift Rd): First appeared in published agency feed
Record B48962 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
229 Seadrift Rd · 1 unit · $1,200,000 valuation
Records span Jul 21, 2025 to Jan 7, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
227 Seadrift Rd · 1 unit
Records span Dec 27, 2024 to May 19, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
310 Seadrift Rd · 1 unit · $275,000 valuation
Records span Aug 12, 2021 to Oct 7, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
321 Seadrift Rd · 1 unit · $960,000 valuation
Records span Mar 13, 2023 to Jan 31, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
283 Seadrift Rd · 1 unit · $1,000,000 valuation
Records span Jan 28, 2022 to May 30, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
218 Seadrift Rd · 1 unit · $2,500,000 valuation
Records span Mar 4, 2020 to Dec 19, 2022 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
183 Seadrift Rd · 1 unit · $1,480,000 valuation
Records span Jun 23, 2021 to Oct 24, 2022 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
297 Seadrift Rd · 1 unit
Records span Jul 15, 2021 to Sep 23, 2022 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
228 Seadrift Rd · 1 unit · $2,500,000 valuation
Records span Dec 30, 2019 to Jun 16, 2022 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
186 Seadrift Rd · 1 unit · $750,000 valuation
Records span May 11, 2017 to Dec 3, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
208 Seadrift Rd · 1 unit · $2,500,000 valuation
Records span Nov 14, 2019 to Dec 3, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
347 Seadrift Rd · 1 unit · $1,350,000 valuation
Records span Apr 11, 2018 to Aug 26, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
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).
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).
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).
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).
High-impact scale (1 housing unit, $1,485,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 891 parcels
Small prior baseline
City baseline: 16.4 / 1k
9 in trailing 24m
Includes 2 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Gubbins Building | Remodel / interior alteration | 4 on parcel18 in ½ mi | $8,069,500 | 3 vs 4 prior |
| Sun First | Solar / battery storage | 1 on parcel1 in ½ mi | $24,000 | 0 vs 0 prior |
| Peterson Construction And Development Recent nearby: 121 Dipsea Rd (Nov 18, 2020) | New single-family home | 10 in ½ mi | $8,524,356 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($16,100/yr) + local voter-approved bond debt ($2,415/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$86,521/yr
Cash needed: $354,200
NOI: $11,172/yr
P&I: $8,141/mo
For $0/mo net cash flow
At $3,600/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,312/mo | −$7,624/mo | -25.8% | $13,954/mo | −$7,634/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$7,210/mo | -24.4% | $12,915/mo | −$7,016/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,816/mo | −$6,973/mo | -23.6% | $12,615/mo | −$6,546/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Finaled / completed1 unitsDec 5, 2016 – Nov 8, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
P V Sys 8.28 K W - Express
Retaining Wall
Retaining Wall
Deck
S F D; Gar, Covered Porch Contact 415-674-5554 (Legal Address Is Now 263, Lot Merger As Per Mc Design Review)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2018 | —(154828) | SFD · Owner | — | — | 1 (Nov 8, 2018) | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
0.37 acres
Assessor's classification for assessment purposes. This is not zoning.
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 195-340-89. Assessed value is not market value.
Search by parcel number 195-340-89 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 0 vs 4 prior |
| Schalich Brothers Construction Recent nearby: 117 Dipsea Rd (Apr 1, 2025) | New single-family home | 5 in ½ mi | $7,552,000 | 7 vs 1 prior |
| Kasten Builders Recent nearby: 340 Seadrift Rd (May 23, 2023) | New single-family home | 5 in ½ mi | $4,184,140 | 2 vs 5 prior |
| Owner Builder Recent nearby: 228 Seadrift Rd (Dec 11, 2025) | New garage / accessory structure | 5 in ½ mi | $2,370,000 | 226 vs 240 prior−6% |
| Allen Construction Recent nearby: 287 Seadrift Rd (Aug 27, 2018) | New single-family home | 5 in ½ mi | $1,640,000 | 0 vs 0 prior |
| Matarozzi Pelsinger Builders Recent nearby: 238 Seadrift Rd (Jul 9, 2021) | New single-family home | 4 in ½ mi | $6,600,000 | 1 vs 2 prior |
| Owner Recent nearby: 288 Seadrift Rd (Oct 15, 2020) | Remodel / interior alteration | 4 in ½ mi | $2,095,000 | 25 vs 15 prior+67% |
| Apache Pools Recent nearby: 218 Seadrift Rd (May 20, 2022) | Pool / spa | 4 in ½ mi | $270,000 | 0 vs 0 prior |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| General repairOn this parcel | 693 | 38d | 83d | 181d | 328d | 97d(vs 66d prior) |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.