750 Redwood Hwy Frontage Rd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.89544, -122.51526
Executive Verdict · Public-Records Synthesis
Zoned RMPC-HOD in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,127,000 ($1,872,000–$2,382,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMPC-HOD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 28 documented municipal building permits on file
On-parcel permit history is indexed through Mar 24, 2026, 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. 16.4 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)
about 93% 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
Demolition at 750 Redwood Hwy Frontage Rd: Active in "Issued" for 5 yr (first record Nov 12, 2021) with no new permit activity recorded in 4.9 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Bayfront Terrace (0.4 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 (~$24,911/yr at $2,127,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,076/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:
- 171,452 sq ft (3.94 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 750 REDWOOD HWY FRONTAGE RD
Zoning & Land Use
RMPC-HOD — Residential Commercial Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMPC-HOD (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-HOD (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMPC-HOD (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 (about 93% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 7% 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: $1,872,000 – $2,382,000 · 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)0.4 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).
- Demolition at 750 Redwood Hwy Frontage Rd (Issued)On this parcel
Active in "Issued" for 5 yr (first record Nov 12, 2021) with no new permit activity recorded in 4.9 yr.
- New home at 218 Meda Ln (Applied)0.44 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).
- HVAC / heat pump (180844) (Issued)On this parcel
Issued after 3 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
Entity-resolved builders & contractors in ½ mile: Triton Construction (4 on parcel, 7 in ½ mi · Commercial tenant improvement); Adam Lewis Construction (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Tilton Pacific (1 on parcel, 3 in ½ mi · Commercial tenant improvement); Rittenbach Roofing And Waterproofing (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Durkin Signs And Graphics (2 on parcel, 2 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (28 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46277 | Other | Issued | Iss. Mar 24, 2026 | $7,800 | Replace Mechanical Appliance |
| 180844 | HVAC / heat pump | Issued | Iss. Jan 6, 2026 | $101,331 | Replace V R V Heat Pump System |
| 178391 | Other | Issued | Iss. Jan 22, 2025 | $4,900 | Main Front Signage With (3) Signs To Be Installed For Spot Pet Care |
| 92405 | Commercial tenant improvement | Applied | App. Jul 17, 2024 | — | Cookie Oven Installation |