600 Redwood Hwy Frontage Rd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.89075, -122.51600
Executive Verdict · Public-Records Synthesis
Zoned CP-BFC in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $2,370,000 ($2,086,000–$2,654,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Aug 10, 2022, 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
- ! FEMA Special Flood Hazard Area (AE, about 9% of the lot of lot)
Zone AE: 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)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (172109): Issued after 17 mo (3.5× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 218 Meda Ln (0.46 mi E, 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)
- ! Year 1 Prop 13 tax reset (~$27,705/yr at $2,370,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,309/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:
- 34,717 sq ft (0.80 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 600 REDWOOD HWY FRONTAGE RD
Zoning & Land Use
CP-BFC — Planned Commercial (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned CP-BFC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned CP-BFC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned CP-BFC (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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 9% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 91% 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: $2,086,000 – $2,654,000 · 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 at 218 Meda Ln (Applied)0.46 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).
- Commercial tenant improvement (172109) (Issued)On this parcel
Issued after 17 mo (3.5× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
- New home at 82 Vista Del Sol (Issued)0.49 mi NE
Active in "Issued" for 12.3 yr (first record Aug 7, 2014) with no new permit activity recorded in 12.1 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- Accessory dwelling unit at 25 Vista Del Sol (Applied)0.22 mi NE
In "Applied" for 2.1 yr (since Oct 11, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Holt Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Owner Builder (14 in ½ mi · Remodel / interior alteration); Owner (9 in ½ mi · Remodel / interior alteration); Triton Construction (4 in ½ mi · Commercial tenant improvement); Swinerton Builders (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 172109 | Commercial tenant improvement | Issued | Iss. Aug 10, 2022 | $600,000 | T I - Mcdonalds Int & Ext Upgrade |