104 Belvedere Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.89872, -122.51211
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,161,000 ($1,902,000–$2,420,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$31,548 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Jan 25, 2023).
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
New home at 104 Belvedere Dr: In "Applied" for 6 yr (since Nov 17, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 218 Meda Ln (0.47 mi SE, 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 (~$25,302/yr at $2,161,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,108/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 104 BELVEDERE DR
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 6,098 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $1,902,000 – $2,420,000 · 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 104 Belvedere Dr (Applied)On this parcel
In "Applied" for 6 yr (since Nov 17, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 218 Meda Ln (Applied)0.47 mi SE
In "Applied" for 6.5 yr (since Apr 30, 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, $850,000 declared valuation across 1 permit).
- New home at 55 Thomas Dr (Applied)0.48 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 single-family home (86957) (Applied)On this parcel
Pending in review for 6 yr (8.6× the 253d median) — slower than 90% of new single-family home permits in Unincorporated Marin (median 253d, 90th pct 686d, n=121).
Entity-resolved builders & contractors in ½ mile: Elliott Build (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Simply Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Nevin Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Ahn House (1 on parcel, 1 in ½ mi · Roof replacement); Northgate Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (8 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B32390 | Solar / battery storage | Issued | Iss. Jan 25, 2023 | $28,000 | RESIDENTIAL PV SOLAR, FLUSH ROOF MOUNT, GRID TIED. MAIN SERVICE CHANGE - 200A OVERHEAD. |
| 86957 | New single-family home | Applied | App. Nov 17, 2020 | $150,000 | Detached A D U |
| B17182 | Roof replacement | Issued | Iss. Mar 4, 2019 | $15,000 | Re-Roof — ReRoofing |
| B11417 | Roof replacement | Issued | Iss. Nov 22, 2016 | $13,500 | Tear-off & re-roof w/comp shingles — ReRoofing; With Electronic Inspection |