105 Tiburon Blvd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.90258, -122.51132
Executive Verdict · Public-Records Synthesis
Zoned AP in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,230,000 ($1,962,000–$2,498,000).
Upsides & Opportunities
- ✓ 8 documented municipal building permits on file
On-parcel permit history is indexed through Oct 13, 2025, 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) (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)
- ! Delayed or open permit activity on this parcel
Demolition at 105 Tiburon Blvd: Active in "Issued" for 6.3 yr (first record Jul 15, 2020) with no new permit activity recorded in 5.6 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 55 Thomas Dr (0.22 mi N, 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)
Parcel & Assessor
- Lot size:
- 10,977 sq ft (0.25 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 105 TIBURON BLVD
Zoning & Land Use
AP — Admin and Professional (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned AP (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned AP (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned AP (commercial), 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) (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: $1,962,000 – $2,498,000 · 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
- Demolition at 105 Tiburon Blvd (Issued)On this parcel
Active in "Issued" for 6.3 yr (first record Jul 15, 2020) with no new permit activity recorded in 5.6 yr.
- New home at 55 Thomas Dr (Applied)0.22 mi N
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).
- Electrical / panel (180259) (Issued)On this parcel
Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Plumbing / water heater / sewer (173551) (Issued)On this parcel
Issued after 3 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Entity-resolved builders & contractors in ½ mile: Town And Country Contractors (5 on parcel, 5 in ½ mi · Other); Johnson United Dba United Sign (2 on parcel, 2 in ½ mi · Electrical / panel); Tracy Sign (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (62 in ½ mi · Remodel / interior alteration); Owner (34 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (8 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 180259 | Electrical / panel | Issued | Iss. Oct 13, 2025 | $3,500 | Replace Electric Wall Sign |
| 173551 | Plumbing / water heater / sewer | Issued | Iss. Mar 13, 2023 | $2,000 | Add Price Cabinet To (E) Pylon Sign |
| 173550 | Electrical / panel | Issued | Iss. Mar 13, 2023 | $3,800 | 2 Fuel Canopy Signs |
| 167598 | General repair | Issued | Iss. Mar 29, 2021 | $20,000 | Repair Roof Of Convenience Store Where Old Canopy Was Demo'ed T.D. 9-22-20 |