103 E Strawberry Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.89832, -122.50447
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,167,000 ($1,907,000–$2,427,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B1 allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$9,108 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Apr 24, 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
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 218 Meda Ln (0.43 mi SW, 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 (~$25,371/yr at $2,167,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,114/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:
- 7,187 sq ft (0.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 103 E STRAWBERRY DR
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B1, a single-family residential zone. The lot is 7,187 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (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: $1,907,000 – $2,427,000 · 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 218 Meda Ln (Applied)0.43 mi SW
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 commercial building at 118 E Strawberry Dr (Applied)450 ft W
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)0.15 mi W
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).
- New home at 9 Sky Rd (Issued)0.29 mi 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).
Entity-resolved builders & contractors in ½ mile: Kota Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Home Depot USA (1 on parcel, 1 in ½ mi · Windows / doors / siding); Bellows Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Regency General Contractors (154 in ½ mi · Remodel / interior alteration); Owner Builder (59 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33547 | Solar / battery storage | Issued | Iss. Apr 24, 2023 | $23,000 | New PV, roof mounted, 8.8 kW, 22 modules, new 200A main panel upgrade |
| B33103 | HVAC / heat pump | Issued | Iss. Mar 22, 2023 | $10,000 | Install new 36K Mitsubishi heat pump on the right side of the house. — Mechanical Appliance |
| B31365 | Windows / doors / siding | Issued | Iss. Oct 12, 2022 | $17,925 | Replace 7 windows with retrofit vinyl windows. — Non-structural Door/Window Replacement |