Mill Valley 94941 · Strawberry · APN 043-132-04 · Unincorporated Marin
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,186,000 ($1,924,000–$2,448,000).
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,884 sq ft lot. Local precedent is active with 9 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jul 10, 2025).
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. 16.3 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.
$2,186,000
Benchmark range: $1,924,000 – $2,448,000
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)
Other (179601): Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 218 Meda Ln (0.31 mi S, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,132/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: 1 homes completed, 12 permitted, 4 proposed or in review; 1 demolition.
18 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.
397 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 14, 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 14, 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 R1 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 12.4 yr (first record Jun 23, 2014), with no completion or new permit record in 11.6 yr. · 1 unit · $1,200,000 declared valuation
Permit issued and active for 11.6 yr (first record Apr 23, 2015), with no completion or new permit record in 11.5 yr. · $8,000 declared valuation
Permit issued and active for 11.9 yr (first record Dec 22, 2014), with no completion or new permit record in 11.4 yr. · 1 unit · $750,000 declared valuation
Permit issued and active for 12.5 yr (first record May 13, 2014), with no completion or new permit record in 11.3 yr. · 1 unit · $350,000 declared valuation
Permit issued and active for 12.1 yr (first record Oct 2, 2014), with no completion or new permit record in 11.1 yr. · 1 unit · $631,507 declared valuation
Permit issued and active for 10 yr (first record Nov 28, 2016), with no completion or new permit record in 9.8 yr. · $13,000 declared valuation
Nearby windows / doors / siding (10 Bayview Ter): First appeared in published agency feed
Record 182963 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby windows / doors / siding (10 Bayview Ter): No longer present in latest agency feed
Record 94569 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (102 Inez Pl): First appeared in published agency feed
Record B49099 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (308 E Strawberry Dr): Declared valuation changed from 36900 to 41000
Record 94577 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (209 Belvedere Dr): First appeared in published agency feed
Record B49016 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (127 Reed Blvd): First appeared in published agency feed
Record 94633 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (87 Bay Vista Dr): First appeared in published agency feed
Record 94634 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (199 Belvedere Dr (60a Bayview Ter)): First appeared in published agency feed
Record 182907 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (52 S Knoll Rd): First appeared in published agency feed
Record B49011 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (199 Belvedere Dr): No longer present in latest agency feed
Record 94259 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby sign (800 Redwood Hwy Frontage Rd #612): First appeared in published agency feed
Record 182871 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (320 E Strawberry Dr): First appeared in published agency feed
Record B48978 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby sign (800 Redwood Hwy Frontage Rd #612): No longer present in latest agency feed
Record 94523 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Record 94611 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
59 Bay Vista Dr · 1 unit · $100,000 valuation
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 →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).
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
Issued after 2 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,477).
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).
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).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,512 parcels
+52.9% YoY
City baseline: 16.3 / 1k
43 in trailing 24m
Includes 8 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Northbay Home Construction Solutions | Windows / doors / siding | 3 on parcel5 in ½ mi | $191,000 | 4 vs 2 prior |
| Sun First | Solar / battery storage | 2 on parcel2 in ½ mi | $35,370 | 0 vs 0 prior |
| Mc Leran | Roof replacement | 1 on parcel1 in ½ mi | $15,600 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 210d(vs 276d 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 ($21,850/yr) + local voter-approved bond debt ($3,278/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
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.
−$123,452/yr
Cash needed: $480,700
NOI: $9,130/yr
P&I: $11,049/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 | −$10,742/mo | -26.8% | $18,628/mo | −$10,772/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$10,288/mo | -25.7% | $17,242/mo | −$10,094/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 | −$10,027/mo | -25.0% | $16,841/mo | −$9,578/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.
Deck Repair/ Replacement Related To 177684
Install 18K Mitsubishi HP - mini split — Mechanical Appliance
Add Holdowns & Bolted Foundation Repair; Replace Siding; Structural Windows & Doors
Siding and flashing replacement. Install new windows, sliding doors and front door. — Siding Replacement, Stucco Replacement, Non-structural Door/Window Replacement
Energy Storage System
4.440 Kw Photovoltaic
Tear off roof to solid sheeting. Re-roof with Class A Lifetime Shingles. — ReRoofing; With Electronic Inspection
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 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 14, 2026
0.18 acres
Assessor's classification for assessment purposes. This is not zoning.
156 RICHARDSON DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 043-132-04. Assessed value is not market value.
Search by parcel number 043-132-04 (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.
| Bellows Plumbing Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $5,500 | 0 vs 0 prior |
| Regency General Contractors Recent nearby: 50 Barbaree Wy - Bldg 28 (Sep 8, 2015) | Remodel / interior alteration | 151 in ½ mi | $2,399,335 | 0 vs 0 prior |
| Owner Builder Recent nearby: 199 Belvedere Dr (60a Bayview Ter) (Nov 4, 2026) | Remodel / interior alteration | 69 in ½ mi | $15,485,411 | 226 vs 240 prior−6% |
| Owner Recent nearby: 219 Reed Blvd (Mar 5, 2025) | Remodel / interior alteration | 45 in ½ mi | $1,540,757 | 25 vs 15 prior+67% |
| Triton Construction Recent nearby: 750 Redwood Hwy Frontage Rd #1214 (Jun 7, 2018) | Commercial tenant improvement | 7 in ½ mi | $323,500 | 0 vs 0 prior |
| Juan Calmell Recent nearby: 6 Greenwood Cove Dr B (Nov 13, 2014) | Demolition | 7 in ½ mi | $249,600 | 0 vs 0 prior |
| Pacific Construction Recent nearby: 50 Belvedere Dr (Sep 17, 2020) | Commercial tenant improvement | 5 in ½ mi | $470,000 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d prior) |
| Remodel / interior alteration | 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 |
| Roof replacementOn this parcel | 3,663 | 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.