105 Seminary Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88953, -122.51144
Executive Verdict · Public-Records Synthesis
Zoned RMP-17.7 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,162,000 ($1,903,000–$2,421,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-17.7 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$34,650 contributory est.)
Public building records show issued construction/renovation work on this parcel (92 total permits, latest Oct 14, 2026).
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 3% 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
Windows / doors / siding (176474): Issued after 3 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
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 (0.29 mi NE, 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 (~$25,313/yr at $2,162,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,109/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:
- 487,828 sq ft (11.20 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 105 SEMINARY DR; 107 SEMINARY DR; 109 SEMINARY DR
Zoning & Land Use
RMP-17.7 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-17.7 (multifamily residential): 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 RMP-17.7 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-17.7 (multifamily residential), 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 3% of the lot); Zone X: minimal flood hazard (about 90% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 6% 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: $1,903,000 – $2,421,000 · 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)0.29 mi NE
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).
- Windows / doors / siding (176474) (Issued)On this parcel
Issued after 3 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
- New home at 82 Vista Del Sol (Issued)0.44 mi N
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 315 Richardson Dr (Applied)0.23 mi NE
In "Applied" for 2 yr (since Oct 31, 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: Owner Builder (27 on parcel, 50 in ½ mi · Windows / doors / siding); Owner (25 on parcel, 41 in ½ mi · Windows / doors / siding); Pedro Femenia And Sons (11 on parcel, 11 in ½ mi · Plumbing / water heater / sewer); De Mello Roofing (8 on parcel, 8 in ½ mi · Roof replacement); Barry Joseph (5 on parcel, 5 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (92 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48723 | Windows / doors / siding | Issued | Iss. Oct 14, 2026 | $31,000 | Siding Replacement, Non-structural Door/Window Replacement |
| B47719 | Windows / doors / siding | Issued | Iss. Aug 3, 2026 | $40,000 | Siding Replacement, Non-structural Door/Window Replacement |
| B47457 | Windows / doors / siding | Issued | Iss. Jul 15, 2026 | $20,900 | Siding Replacement |
| B44291 | Electrical / panel | Issued | Iss. Oct 9, 2025 | $5,000 | Replace 200 amp electrical meter/main panel on pool house building. No additional loads. — Service Upgrade |
| B43746 | Electrical / panel | Issued |