37 Reed Blvd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.90014, -122.51428
Executive Verdict · Public-Records Synthesis
Zoned CP in Unincorporated Marin and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,319,000 ($2,041,000–$2,597,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$69,696 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 25, 2024).
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)
- ! Delayed or open permit activity on this parcel
Other (91762): Pending in review for 2.9 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
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 (0.4 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 (~$27,119/yr at $2,319,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,260/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:
- 12,327 sq ft (0.28 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 37 REED BLVD
Zoning & Land Use
CP — Planned Commercial (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned CP (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned CP (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned CP (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- 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: $2,041,000 – $2,597,000 · 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)0.4 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).
- Other (91762) (Applied)On this parcel
Pending in review for 2.9 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New home at 55 S Knoll Rd (Issued)0.16 mi E
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)0.35 mi NW
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: Owner Builder (1 on parcel, 58 in ½ mi · Remodel / interior alteration); Owner (2 on parcel, 28 in ½ mi · Remodel / interior alteration); Leon Construction (3 on parcel, 3 in ½ mi · Remodel / interior alteration); Drosihn Construction (7 in ½ mi · New single-family home); Triton Construction (7 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176941 | Remodel / interior alteration | Issued | Iss. Jun 25, 2024 | $32,000 | Non Structural Kitchen And Bathroom Remodel; Add Wahsher/Dryer In Hallway Closet |
| 91762 | Other | Applied | App. Dec 11, 2023 | — | Kitchen & Bath Rmdl |
| B35922 | Plumbing / water heater / sewer | Issued | Iss. Oct 27, 2023 | $30,000 | Non structural kitchen and bath remodel, bring electric up to current GFI code, replace flooring, paint, electric, washe… |
| 169799 | Remodel / interior alteration | Issued | Iss. Nov 2, 2021 | — | Non-Structral Interior Remodel, Kitchen, Bath - Express |
| 166487 | Remodel / interior alteration | Issued |