No situs address on record
· Stinson Beach · Unincorporated Marin · Coordinates: 37.90742, -122.66885
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSPS-1.4 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$6,912 contributory est.)
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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 8% 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)
- ! Delayed or open permit activity on this parcel
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)
- ! 4 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$18,988/yr at $1,612,000)
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
Parcel & Assessor
- Lot size:
- 16,204 sq ft (0.37 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1
Zoning & Land Use
C-RSPS-1.4 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSPS-1.4 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSPS-1.4, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A) covers about 8% 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-1.4, a single-family residential zone. The lot is 16,204 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 8% 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 A: 1% annual chance flood (Special Flood Hazard Area) (about 8% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 92% 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: $1,370,000 – $1,854,000 · Status: Off market
HUD Metro FMR (San Francisco, CA HUD Metro FMR Area) · FY 2026
Studio $2,485 · 1BR $2,977 · 2BR $3,604 · 3BR $4,604 · 4BR $4,772
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects (3 housing units across completed, permitted, and pipeline stages) and 54 total building permits recorded within ½ mile.
- New construction
Developments Deserving Closer Investigation & Active Area Builders
- Other (154829) (Issued)On this parcel
Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New home at 177 Dipsea Rd (Issued)250 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 SE
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)0.12 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: Gubbins Building (4 on parcel, 18 in ½ mi · Remodel / interior alteration); Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage); Peterson Construction And Development (10 in ½ mi · New single-family home); Schalich Brothers Construction (5 in ½ mi · New single-family home); Kasten Builders (5 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 156926 | Solar / battery storage | Issued | Iss. Oct 31, 2017 | $24,000 | P V Sys 8.28 K W - Express |
| 154831 | General repair | Issued | Iss. Mar 23, 2017 | $3,000 | Retaining Wall |
| 154830 | General repair | Issued | Iss. Mar 23, 2017 | $2,000 | Retaining Wall |
| 154829 | Other | Issued | Iss. Mar 23, 2017 | $15,000 | Deck |
| 154828 |