12 Sky Rd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.90131, -122.50604
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 $2,413,000 ($2,123,000–$2,703,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$43,463 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jul 26, 2022).
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 (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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 55 Thomas Dr (0.45 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 (~$28,200/yr at $2,413,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,350/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:
- 24,960 sq ft (0.57 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12 SKY RD
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: $2,123,000 – $2,703,000 · 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)0.45 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)350 ft NW
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 commercial building at 118 E Strawberry Dr (Applied)0.23 mi S
Active in "Applied" for 8.1 yr (first record Oct 3, 2018) with no new permit activity recorded in 8.1 yr. High-impact scale ($1,600,000 declared valuation across 1 permit).
- New home at 153 Richardson Dr (adu 153a) (Issued)0.26 mi S
Active in "Issued" for 3.4 yr (first record Jun 5, 2023) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $1,493,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 60 in ½ mi · Remodel / interior alteration); Rivas Concrete (1 on parcel, 1 in ½ mi · General repair); Hendrickson Pools (1 on parcel, 1 in ½ mi · Pool / spa); K And S Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Nilsen Construction (1 on parcel, 1 in ½ mi · Demolition).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 171987 | New garage / accessory structure | Issued | Iss. Jul 26, 2022 | $75,000 | New Parking Deck & Stairs |
| B29075 | Solar / battery storage | Issued | Iss. Mar 14, 2022 | $24,504 | Installation of a 6.4 kW-DC Residential Roof Mount Solar PV System |
| 169640 | New single-family home | Issued | Iss. Oct 15, 2021 | $1,800,000 | New S F D, Att Gar; Att Guest Rm & Media Rm; Decks |
| 167375 | General repair | Issued | Iss. Mar 10, 2021 | $185,000 | Foundation Only For New Home (O K Per Wpk, See Letter) |