56 Bay Vista Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.90161, -122.50724
Executive Verdict · Public-Records Synthesis
Zoned A2-B2 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,214,000 ($1,948,000–$2,480,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Feb 18, 2016, 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 (State 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 Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (70482): Pending in review for 12.6 yr (55.4× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 55 Thomas Dr (0.39 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)
Parcel & Assessor
- Lot size:
- 10,019 sq ft (0.23 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 56 BAY VISTA DR
Zoning & Land Use
A2-B2 — Agriculture Limited (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-B2 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned A2-B2 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A2-B2 (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- 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: $1,948,000 – $2,480,000 · 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)0.39 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).
- Remodel / interior alteration (70482) (Applied)On this parcel
Pending in review for 12.6 yr (55.4× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New home at 9 Sky Rd (Issued)150 ft NE
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)0.24 mi W
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: Hachman Properties (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Modern Method Roofing (2 on parcel, 2 in ½ mi · Roof replacement); Owner Builder (61 in ½ mi · Remodel / interior alteration); Owner (34 in ½ mi · Remodel / interior alteration); Juan Calmell (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 150856 | Roof replacement | Issued | Iss. Feb 18, 2016 | $2,000 | Tear-Off & Re-Roof Detached Garage***Expired |
| 150624 | Roof replacement | Issued | Iss. Feb 3, 2016 | $8,500 | Reroof***Expired |
| 70482 | Remodel / interior alteration | Applied | App. Apr 9, 2014 | $45,000 | Rmdl Upstairs; Rmdl Downstairs Kit Nook***Expired*** T.D. 4/30/14. Cancelled - No Money. Plans Tossed 8/25/15 |