425 E Strawberry Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88772, -122.50184
Executive Verdict · Public-Records Synthesis
Zoned RSP-1-BFC in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,371,000 ($2,086,000–$2,656,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-1-BFC supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 15,725 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 (+$80,250 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 13, 2021).
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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (164113): Issued after 13 mo (2.4× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
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 (0.48 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 (~$27,717/yr at $2,371,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,310/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:
- 15,725 sq ft (0.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 425 E STRAWBERRY DR
Zoning & Land Use
RSP-1-BFC — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-1-BFC (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-1-BFC, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-1-BFC, a single-family residential zone. The lot is 15,725 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: $2,086,000 – $2,656,000 · 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)0.48 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).
- Addition (adds square footage) (164113) (Issued)On this parcel
Issued after 13 mo (2.4× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
- Demolition at 171 Great Cir Dr (Applied)0.37 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).
- Accessory dwelling unit at 308 Richardson Dr (Applied)0.39 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).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 20 in ½ mi · Remodel / interior alteration); Owner (1 on parcel, 19 in ½ mi · Remodel / interior alteration); Creative Services (2 on parcel, 2 in ½ mi · Roof replacement); Lek Enterprises (35 in ½ mi · Remodel / interior alteration); Kerr Construction (6 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 168807 | Remodel / interior alteration | Issued | Iss. Jul 13, 2021 | $7,500 | Interior Remodel - Bath & Laundry; Doors |
| B26213 | Roof replacement | Issued | Iss. Jul 5, 2021 | $12,335 | TEAR OFF WOOD SHAKE AND BUILT UP ROOFING, RESHEET DETACHED GARAGE, INSTALL 1073 SQ OF CLASS A FIRE RATED (TPO - GRAY COL… |
| B26212 | Roof replacement | Issued | Iss. Jul 5, 2021 | $24,500 | TEAR OFF WOOD SHAKE, REROOF MAIN RESIDENCE WITH CLASS A FIRE RATED ASPHALT SHINGLES AND PARTIAL STANDING SEAM METAL ROOF… |
| 164113 | Addition (adds square footage) | Issued | Iss. Feb 3, 2020 | $135,000 | Addtn, Struct. Rmdl, Wndw/Drs. Decks. T.D. 2/20/19 ***Extended 5/22/21 (Covid19) Ll |