308 Reed Blvd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.89070, -122.50629
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,381,000 ($2,095,000–$2,667,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 42,689 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$10,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest May 7, 2024).
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 (171494): Issued after 4 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 218 Meda Ln (0.16 mi NW, 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 (~$27,832/yr at $2,381,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,319/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:
- 42,689 sq ft (0.98 ac)
- Assessor use:
- Tax Exempt
- Addresses on lot:
- 308 REED BLVD
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 42,689 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 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: $2,095,000 – $2,667,000 · 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)0.16 mi NW
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 (171494) (Issued)On this parcel
Issued after 4 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
- Electrical / panel (170435) (Issued)On this parcel
Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
- Electrical / panel (88969) (Applied)On this parcel
Pending in review for 5.1 yr — 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: Diablo Telecom And Construction (2 on parcel, 2 in ½ mi · Electrical / panel); Modus Rex (1 on parcel, 1 in ½ mi · New garage / accessory structure); Danlin Enterprises (1 on parcel, 1 in ½ mi · Solar / battery storage); Ron Thorn Construction (1 on parcel, 1 in ½ mi · Electrical / panel); Electric Tech Construction (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176576 | New garage / accessory structure | Issued | Iss. May 7, 2024 | $400,000 | Install (N) Dish Wireless Facility On (E) Lattice Tower |
| B37491 | Electrical / panel | Issued | Iss. Mar 28, 2024 | $1,000 | Electrical; meter release — Service Upgrade |
| 176246 | Electrical / panel | Issued | Iss. Mar 21, 2024 | $15,000 | Modification To (E) Telecom Facility - T-Mobile |
| 171494 | Electrical / panel | Issued | Iss. May 23, 2022 | $10,000 | Cell Site Modifications (Decommission Site)- T-Mobile |
| 170435 | Electrical / panel | Issued | Iss. Jan 20, 2022 |