Mill Valley 94941 · Strawberry · APN 043-121-04 · Unincorporated Marin
Zoned RSP-5-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood due diligence; benchmark value $2,272,000 ($1,999,000–$2,545,000).
Zone RSP-5-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 12, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$2,272,000
Benchmark range: $1,999,000 – $2,545,000
Zone VE: 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)
Solar / battery storage (165268): Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home (0.11 mi N, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,215/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 5 permitted, 1 proposed or in review; 2 demolitions.
8 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
136 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of RSP-5-BFC as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 12.9 yr (first record Dec 30, 2013), with no completion or new permit record in 12.6 yr. · 1 unit · $700,000 declared valuation
Permit issued and active for 12.9 yr (first record Dec 11, 2013), with no completion or new permit record in 12.3 yr. · 1 unit · $600,000 declared valuation
Permit issued and active for 12 yr (first record Nov 5, 2014), with no completion or new permit record in 12 yr. · $10,000 declared valuation
In "Applied" for 11.5 yr (since May 6, 2015), with no new permit record in 11.5 yr. · 1 unit · $425,000 declared valuation
Permit issued and active for 11.7 yr (first record Mar 19, 2015), with no completion or new permit record in 10.9 yr. · 1 unit · $170,000 declared valuation
Permit issued and active for 9.6 yr (first record Apr 13, 2017), with no completion or new permit record in 9.5 yr. · $55,000 declared valuation
Nearby other (1 East Pier): First appeared in published agency feed
Record 94640 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (144 Mission Dr): Contractor changed from (blank) to BOLT DOWN THE BAY AREA
Record 182696 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (6 Yellow Ferry Dock): First appeared in published agency feed
Record 94628 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (427 E Strawberry Dr): First appeared in published agency feed
Record 182860 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (427 E Strawberry Dr): No longer present in latest agency feed
Record 94356 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (68 Seminary Cove Dr): First appeared in published agency feed
Record B48955 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (24 Gate 6 1/2): First appeared in published agency feed
Record B48906 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby windows / doors / siding (145 Great Circle Dr): First appeared in published agency feed
Record B48901 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
427 E Strawberry Dr · 1 unit · $225,000 valuation
Records span Jun 18, 2026 to Oct 20, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,980,059 in September 2025 to $2,181,389 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
431 E Strawberry Dr · 1 unit · $400,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
201 Seminary Dr · $125,000 valuation
Records span Aug 22, 2025 to Jan 28, 2026 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
20 Issaquah Dock · 1 unit · $950,000 valuation
Records span Aug 4, 2025 to Dec 16, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
4 Heron Dr · 1 unit · $225,000 valuation
Records span Sep 2, 2025 to Dec 3, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
2 Nina Ct · 1 unit · $56,460 valuation
Records span Dec 9, 2022 to Oct 24, 2025 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
In "Entitled" for 5.1 yr (since Sep 30, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 15 mo (since Aug 14, 2025), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Issued after 2 mo — above the 75th percentile for other permits in Unincorporated Marin (median 0d, 75th pct 1d, n=1,560).
In "Applied" for 11.5 yr (since May 6, 2015), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 21 mo (first record Feb 18, 2025) with no new permit activity recorded in 17 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,512 parcels
+52.9% YoY
City baseline: 16.4 / 1k
43 in trailing 24m
Includes 8 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner | Remodel / interior alteration | 1 on parcel16 in ½ mi | $760,850 | 25 vs 15 prior+67% |
| Hennessey Construction | Other | 1 on parcel1 in ½ mi | $30,000 | 0 vs 2 prior |
| Pearce Home Comfort | HVAC / heat pump | 1 on parcel1 in ½ mi | $12,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
HUD Small Area Fair Market Rent · ZIP 94941
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($22,700/yr) + local voter-approved bond debt ($3,405/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$130,908/yr
Cash needed: $499,400
NOI: $6,833/yr
P&I: $11,478/mo
For $0/mo net cash flow
At $3,950/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,634/mo | −$11,363/mo | -27.3% | $19,495/mo | −$11,411/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$10,909/mo | -26.2% | $18,044/mo | −$10,733/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,187/mo | −$10,648/mo | -25.6% | $17,625/mo | −$10,218/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Rebuild Deck
Photovoltaic 3.25kw , Energy Storage System
replace furnace & A/C — Replace Mechanical Appliance
Rmdl Ma Ba; Repl Wndws Smae Size Or Smaller, Eliminate 5 - Express
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
0.31 acres
Assessor's classification for assessment purposes. This is not zoning.
40 GREAT CIRCLE DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 043-121-04. Assessed value is not market value.
Search by parcel number 043-121-04 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 0 vs 0 prior |
| Nexus Energy | Solar / battery storage | 1 on parcel1 in ½ mi | $10,000 | 0 vs 0 prior |
| Owner Builder Recent nearby: 20 Issaquah Dock (Dec 16, 2025) | Remodel / interior alteration | 36 in ½ mi | $5,882,400 | 226 vs 240 prior−6% |
| Lek Enterprises Recent nearby: 2 Harbor Point Dr (Mar 6, 2023) | Remodel / interior alteration | 35 in ½ mi | $1,113,400 | 0 vs 11 prior−100% |
| Kerr Construction Recent nearby: 427 E Strawberry Dr (Nov 2, 2026) | New garage / accessory structure | 6 in ½ mi | $888,600 | 2 vs 2 prior |
| Solarports Development Recent nearby: 2 Harbor Point Dr (Feb 27, 2023) | New garage / accessory structure | 5 in ½ mi | $366,850 | 0 vs 5 prior |
| Insight Builders Recent nearby: 12 Issaquah Dock (Mar 9, 2020) | Remodel / interior alteration | 5 in ½ mi | $339,500 | 0 vs 0 prior |
| Sausalito Construction Recent nearby: 29 East Pier #A (May 17, 2017) | Remodel / interior alteration | 4 in ½ mi | $897,500 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 157d(vs 167d prior) |
| Remodel / interior alterationOn this parcel | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.