404 E Strawberry Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88826, -122.50369
Executive Verdict · Public-Records Synthesis
Zoned RSP-1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,308,000 ($2,031,000–$2,585,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 15,987 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$14,244 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Sep 2, 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
- ! 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 218 Meda Ln (0.38 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 (~$26,992/yr at $2,308,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,249/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:
- 15,987 sq ft (0.37 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 404 E STRAWBERRY DR
Zoning & Land Use
RSP-1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-1, a single-family residential zone. The lot is 15,987 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: $2,031,000 – $2,585,000 · 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)0.38 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).
- Accessory dwelling unit at 308 Richardson Dr (Applied)0.3 mi NW
In "Applied" for 7.7 yr (since Mar 14, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 315 Richardson Dr (Applied)0.3 mi NW
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).
- Demolition at 171 Great Cir Dr (Applied)0.42 mi S
In "Applied" for 15 mo (since Aug 14, 2025), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Entity-resolved builders & contractors in ½ mile: Golden Gate Home Improvement (2 on parcel, 2 in ½ mi · Windows / doors / siding); Solarcraft Services (2 on parcel, 2 in ½ mi · HVAC / heat pump); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Nc Roofing Solution (1 on parcel, 1 in ½ mi · Roof replacement); Benjamin Franklin Certified Plumbing (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48142 | Roof replacement | Issued | Iss. Sep 2, 2026 | $14,000 | ReRoofing |
| B43047 | HVAC / heat pump | Issued | Iss. Jul 9, 2025 | $29,201 | Installing HVAC. 1 Mitsubishi Outdoor unit (MSUZAK60NL) & 1 Mitsubishi Muli-Position Air Handler Indoor Unit (MSVZAP60NL… |
| B33495 | Solar / battery storage | Issued | Iss. Apr 18, 2023 | $35,970 | (N) FLUSH MOUNTED 9.62 kW PV SYSTEM W/ GRID TIED MICROINVERTERS |
| B25623 | Windows / doors / siding | Issued | Iss. Apr 30, 2021 | $35,320 | Replace (2) sliding patio doors and (1) window, same size as existing. — Non-structural Door/Window Replacement |
| B22853 | Windows / doors / siding | Issued |