116 Carlotta Cir
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.89763, -122.51377
Executive Verdict · Public-Records Synthesis
Zoned RMPC in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,370,000 ($2,086,000–$2,654,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMPC allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Mar 10, 2025, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Bayfront Terrace (0.49 mi W, entitled). 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 (~$27,705/yr at $2,370,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,309/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:
- 30,623 sq ft (0.70 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 116 CARLOTTA CIR
Zoning & Land Use
RMPC — Residential Commercial Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMPC (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMPC (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMPC (mixed use), 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: $2,086,000 – $2,654,000 · 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
- Bayfront Terrace (Entitled)0.49 mi W
In "Entitled" for 2.8 yr (since Feb 5, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (45 housing units, 44 deed-restricted affordable across 0 permits).
- 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 S Knoll Rd (Issued)0.24 mi NE
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).
- New home at 82 Vista Del Sol (Issued)0.26 mi SE
Active in "Issued" for 12.3 yr (first record Aug 7, 2014) with no new permit activity recorded in 12.1 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Easton Plumbing (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Owner Builder (55 in ½ mi · Remodel / interior alteration); Owner (24 in ½ mi · Remodel / interior alteration); Triton Construction (7 in ½ mi · Commercial tenant improvement); Juan Calmell (7 in ½ mi · Demolition).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41555 | Plumbing / water heater / sewer | Issued | Iss. Mar 10, 2025 | $17,500 | 100 Gallon water heater replacement. — Replace Plumbing Fixtures(s) |
| B39221 | Plumbing / water heater / sewer | Issued | Iss. Aug 22, 2024 | $9,500 | Replaced an old rusty cast-iron drain and vent pipe to a new 4 ABS drain and vent approximately 60' long in the car porc… |