26 Eagle Rock Rd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.90480, -122.51079
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,282,000 ($2,008,000–$2,556,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 14,941 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jan 26, 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)
- ✓ Above-average reinvestment in Strawberry
43 substantial renovation & housing permits over 24 months (28.4 per 1,000 parcels vs. 16.3 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) (all 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 (0.1 mi NW, 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 (~$26,693/yr at $2,282,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,224/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:
- 14,941 sq ft (0.34 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 26 EAGLE ROCK RD
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2, a single-family residential zone. The lot is 14,941 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all 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: $2,008,000 – $2,556,000 · 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
Nearby Activity (½ mile radius, since November 2024)
15 active or recent development projects (15 housing units across completed, permitted, and pipeline stages) and 240 total building permits recorded within ½ mile.
- New construction4 permits (1 units)
- Adds housing (ADU)12 permits (12 units)
- Demolition2 permits
- Additions & renovations25 permits
- Building systems170 permits
- Repairs5 permits
- Other22 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 55 Thomas Dr (Applied)0.1 mi NW
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).
- New home at 9 Sky Rd (Issued)0.29 mi SE
Active in "Issued" for 12.4 yr (first record Jun 23, 2014) with no new permit activity recorded in 11.6 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
- New home at 55 S Knoll Rd (Issued)0.29 mi S
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).
- Accessory dwelling unit at 55 Plaza Dr (adu 55a) (Issued)0.39 mi W
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).
Entity-resolved builders & contractors in ½ mile: Green Bay Remodeling (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Divine Electric (1 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump); John Owens Services (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (56 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45380 | Other | Issued | Iss. Jan 26, 2026 | $25,000 | Bathroom Remodel |
| B44589 | Electrical / panel | Issued | Iss. Oct 29, 2025 | $6,500 | Remove existing 200A MSP and install new 200A MSP in existing location. Install new grounding and bonding as well as sur… |
| B27154 | Plumbing / water heater / sewer | Issued | Iss. Sep 24, 2021 | $6,232 | Replace 75-gallon water heater. — Replace Plumbing Fixtures(s) |
| B22950 | HVAC / heat pump | Issued | Iss. Jul 7, 2020 | $4,800 | replace failed ducting with new ducting — Replace Ductwork |
| B22424 | HVAC / heat pump | Issued | Iss. Apr 16, 2020 | $5,500 | Replace failed furnace with new furnace in downstairs closet - no heat — Replace Mechanical Appliance |