475 E Strawberry Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88479, -122.50193
Executive Verdict · Public-Records Synthesis
Zoned RMP-2.96-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,202,000 ($1,938,000–$2,466,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-2.96-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
- ✓ Documented permitted upgrades (+$74,880 contributory est.)
Public building records show issued construction/renovation work on this parcel (18 total permits, latest Mar 25, 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 22% 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 (179692): Issued after 8 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)
- ! Year 1 Prop 13 tax reset (~$25,773/yr at $2,202,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,148/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:
- 228,777 sq ft (5.25 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 475 E STRAWBERRY DR
Zoning & Land Use
RMP-2.96-BFC — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-2.96-BFC (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-2.96-BFC (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-2.96-BFC (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 22% of the lot); Zone X: minimal flood hazard (about 78% 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: $1,938,000 – $2,466,000 · 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
- Electrical / panel (179692) (Issued)On this parcel
Issued after 8 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Solar / battery storage (175180) (Issued)On this parcel
Issued after 20 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Other (176831) (Issued)On this parcel
Issued after 18 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- Solar / battery storage (175183) (Issued)On this parcel
Issued after 5 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Entity-resolved builders & contractors in ½ mile: Lek Enterprises (1 on parcel, 36 in ½ mi · Remodel / interior alteration); Solarports Development (8 on parcel, 9 in ½ mi · New garage / accessory structure); Peter Levi Plumbing (4 on parcel, 4 in ½ mi · Plumbing / water heater / sewer); Green Water And Power (2 on parcel, 2 in ½ mi · Electrical / panel); Distributed Clean Power (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (18 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46286 | Other | Issued | Iss. Mar 25, 2026 | $12,000 | Replace Mechanical Appliance |
| 179692 | Electrical / panel | Issued | Iss. Jul 21, 2025 | $25,000 | Installation Of 10 Level 2 Ev Chargers On The Existing Service @ Tennis Court |
| B40241 | EV charger | Issued | Iss. Nov 19, 2024 | $25,000 | Installation of 10 level 2 EV Chargers on the existing service — EV Charging Station; With Electronic Inspection |
| 175180 | Solar / battery storage | Issued | Iss. Oct 11, 2024 | $82,500 | 120 Solar Panels - Array #1 On Previously Permitted Carport (P#173454-7) 60 K W |
| 176831 | Other |