1052 Redwood Hwy Frontage Rd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.90548, -122.51473
Executive Verdict · Public-Records Synthesis
Zoned RMPC-7 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,278,000 ($2,005,000–$2,551,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMPC-7 allows residential use qualifying for ministerial ADU review under state law (8 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Oct 3, 2022, 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)
- ✓ Above-average reinvestment in Strawberry
43 substantial renovation & housing permits over 24 months (28.4 per 1,000 parcels vs. 16.4 citywide baseline) (#1 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Strawberry)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 1% 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 55 Thomas Dr (0.14 mi E, applied). 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 (~$26,647/yr at $2,278,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,221/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:
- 14,549 sq ft (0.33 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 1052 REDWOOD HWY FRONTAGE RD
Zoning & Land Use
RMPC-7 — Residential Commercial Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMPC-7 (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMPC-7 (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMPC-7 (mixed use), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 1% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0469F, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,005,000 – $2,551,000 · Status: Off market
HUD Small Area FMR (ZIP 94941) · FY 2026
Studio $2,730 · 1BR $3,270 · 2BR $3,960 · 3BR $5,060 · 4BR $5,240
Developments Deserving Closer Investigation & Active Area Builders
- New home at 55 Thomas Dr (Applied)0.14 mi E
In "Applied" for 6.2 yr (since Sep 1, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- Accessory dwelling unit at 55 Plaza Dr (adu 55a) (Issued)0.19 mi SW
Active in "Issued" for 2.6 yr (first record Apr 17, 2024) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $790,000 declared valuation across 1 permit).
- New home at 30 Shell Rd (Issued)0.22 mi W
Active in "Issued" for 2.4 yr (first record Jul 5, 2024) with no new permit activity recorded in 22 mo. High-impact scale (1 housing unit, $2,800,000 declared valuation across 1 permit).
- New home at 55 S Knoll Rd (Issued)0.38 mi SE
Active in "Issued" for 11.9 yr (first record Dec 22, 2014) with no new permit activity recorded in 11.4 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Fairway Design And Constr (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Integrity Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Mirandas Roofing Partnership (1 on parcel, 1 in ½ mi · Roof replacement); Novato Glass (1 on parcel, 1 in ½ mi · Windows / doors / siding); Strom Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B31252 | Roof replacement | Issued | Iss. Oct 3, 2022 | $17,000 | Tear off and re roof — ReRoofing |
| B15350 | Electrical / panel | Issued | Iss. Jul 6, 2018 | $25,000 | 1) Replacement of nine (9), two circuit fuse blocks with nine (9) new 12 circuit sub panels. 2) Install nine new two pol… |
| 156977 | New garage / accessory structure | Issued | Iss. Nov 6, 2017 | $75,000 | Fire Damage Repair; Water Damage In Units Below T.D. 10/18/17 |
| B13031 | Electrical / panel | Issued | Iss. Aug 10, 2017 | $500 | Power up building after fire. (PG&E release) — Service Upgrade |
| B10782 | Windows / doors / siding | Issued |