435 E Strawberry Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88687, -122.50132
Executive Verdict · Public-Records Synthesis
Zoned RSP-1-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,370,000 ($2,086,000–$2,654,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RSP-1-BFC 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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jul 3, 2024, 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 25% 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
Electrical / panel (173916): Issued after 5 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 171 Great Cir Dr (0.31 mi S, 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:
- 28,009 sq ft (0.64 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 435 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 lotPossible, with conditions
Zoned RSP-1-BFC, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 25% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned RSP-1-BFC, a single-family residential zone. The lot is 28,009 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 25% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 25% of the lot); Zone X: minimal flood hazard (about 73% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 2% 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
Nearby Activity (½ mile radius, since November 2024)
7 active or recent development projects (4 housing units across completed, permitted, and pipeline stages) and 144 total building permits recorded within ½ mile.
- New construction3 permits
- Adds housing (ADU)2 permits (2 units)
- Demolition6 permits
- Additions & renovations24 permits
- Building systems92 permits
- Repairs4 permits
- Other13 permits
Developments Deserving Closer Investigation & Active Area Builders
- Electrical / panel (173916) (Issued)On this parcel
Issued after 5 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- New garage / accessory structure (176997) (Issued)On this parcel
Issued after 14 mo (2.7× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
- Demolition at 171 Great Cir Dr (Applied)0.31 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).
- New home (Entitled)0.33 mi S
In "Entitled" for 5.1 yr (since Sep 30, 2021), 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); Marion Landscaping (3 on parcel, 3 in ½ mi · General repair); Lek Enterprises (35 in ½ mi · Remodel / interior alteration); Owner (18 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 |
|---|---|---|---|---|---|
| 176997 | New garage / accessory structure | Issued | Iss. Jul 3, 2024 | $350,700 | (N) Deck, Dock Landing, & Conc. Bulkhead W/ King Piles; Shed/Studio With Bath & Rinse Station |
| 173918 | General repair | Issued | Iss. Apr 28, 2023 | $2,000 | Pond Repair |
| 173917 | General repair | Issued | Iss. Apr 28, 2023 | $9,600 | Retaining Walls |
| 173916 | Electrical / panel | Issued | Iss. Apr 28, 2023 | $199,200 | Concrete Path & Stairs; Fence And Gate (No Pmt Req); Screening Panel At Batteries (No Permit Req) |