680 Redwood Hwy Frontage Rd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.89253, -122.51589
Executive Verdict · Public-Records Synthesis
Zoned H1-HOD in Unincorporated Marin and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,252,000 ($1,982,000–$2,522,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through May 3, 2024, 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)
- ! Delayed or open permit activity on this parcel
Electrical / panel (176557): Issued after 9 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Bayfront Terrace (0.44 mi 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 (~$26,348/yr at $2,252,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,196/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:
- 12,545 sq ft (0.29 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 680 REDWOOD HWY FRONTAGE RD
Zoning & Land Use
H1-HOD — Limited Roadside Business (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned H1-HOD (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned H1-HOD (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned H1-HOD (commercial), 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: $1,982,000 – $2,522,000 · 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)0.44 mi NW
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)0.44 mi E
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).
- Electrical / panel (176557) (Issued)On this parcel
Issued after 9 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
- Electrical / panel (145236) (Issued)On this parcel
Issued after 6 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 21 in ½ mi · Remodel / interior alteration); Triton Tower (1 on parcel, 1 in ½ mi · Electrical / panel); Owner (12 in ½ mi · Remodel / interior alteration); Triton Construction (7 in ½ mi · Commercial tenant improvement); Pacific Construction (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176557 | Electrical / panel | Issued | Iss. May 3, 2024 | $3,825 | Modify (E) T-Mobile Cell Site - Remove Sprint Equipment |
| 145236 | Electrical / panel | Issued | Iss. Dec 16, 2014 | $20,000 | Antennas For Existing Cell Site T.D. 8/20/14 |