25 N Knoll Rd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.90295, -122.51100
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 $2,177,000 ($1,916,000–$2,438,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Sep 17, 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. 16.4 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 55 Thomas Dr (0.2 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)
- ! Year 1 Prop 13 tax reset (~$25,486/yr at $2,177,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,124/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:
- 8,059 sq ft (0.19 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 25 N KNOLL RD
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: $1,916,000 – $2,438,000 · 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)
20 active or recent development projects (19 housing units across completed, permitted, and pipeline stages) and 285 total building permits recorded within ½ mile.
- New construction6 permits (2 units)
- Adds housing (ADU)14 permits (14 units)
- Demolition4 permits
- Additions & renovations32 permits
- Building systems194 permits
- Repairs6 permits
- Other29 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 55 Thomas Dr (Applied)0.2 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).
- New home at 55 S Knoll Rd (Issued)0.16 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).
- New home at 9 Sky Rd (Issued)0.23 mi E
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).
- 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: Martin Electric And HVAC (1 on parcel, 1 in ½ mi · HVAC / heat pump); Clear Wood Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Beale Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (62 in ½ mi · Remodel / interior alteration); Owner (34 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48375 | HVAC / heat pump | Issued | Iss. Sep 17, 2026 | $7,500 | Replace Ductwork |
| B48266 | Plumbing / water heater / sewer | Issued | Iss. Sep 10, 2026 | $10,000 | Replace Plumbing Fixtures(s) |
| 94453 | Commercial tenant improvement | Applied | App. Aug 17, 2026 | $50,000 | Provide A D A Bathroom, Re-Stripe A D A Parking, Add Signage, Replace Door Hardware In A D A Accessible Pathways. |
| B47167 | HVAC / heat pump | Issued | Iss. Jun 15, 2026 | $15,000 | New Circuits / Outlets, Replace Circuits / Outlets; Replace Ductwork, Replace Mechanical Appliance |