135 Great Circle Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88094, -122.49997
Executive Verdict · Public-Records Synthesis
Zoned RSP-5 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,223,000 ($1,956,000–$2,490,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-5 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,062 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$8,058 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Dec 14, 2020).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (500 ft NW, 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 (~$26,015/yr at $2,223,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,168/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:
- 10,062 sq ft (0.23 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 135 GREAT CIRCLE DR
Zoning & Land Use
RSP-5 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-5 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-5, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-5, a single-family residential zone. The lot is 10,062 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 06041C0488E, 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: $1,956,000 – $2,490,000 · 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 (Entitled)500 ft NW
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).
- Demolition at 171 Great Cir Dr (Applied)0.13 mi NW
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).
- Demolition at 129 Great Cir Dr (Issued)70 ft S
Active in "Issued" for 6.6 yr (first record Apr 1, 2020) with no new permit activity recorded in 6.5 yr.
- New home at 50 Great Cir Dr (Issued)420 ft SW
Active in "Issued" for 21 mo (first record Feb 18, 2025) with no new permit activity recorded in 17 mo.
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Service (2 on parcel, 2 in ½ mi · Electrical / panel); Alpha Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Lek Enterprises (35 in ½ mi · Remodel / interior alteration); Owner Builder (27 in ½ mi · Remodel / interior alteration); Owner (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 166560 | Electrical / panel | Issued | Iss. Dec 14, 2020 | $2,000 | Main Panel Upgrade |
| 166558 | Solar / battery storage | Issued | Iss. Dec 14, 2020 | $23,561 | 8.19kw Photovoltaic & Energy Storage System - Express |
| B24083 | Roof replacement | Issued | Iss. Nov 4, 2020 | $12,740 | Tear off all existing roofing down to the wood decking and haul away. Remove all protruding fasteners and sweep roof dec… |