2 Harbor Point Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88378, -122.50154
Executive Verdict · Public-Records Synthesis
Zoned RMP-15.7 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,411,000 ($2,122,000–$2,700,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-15.7 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 (+$41,008 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 11, 2023).
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
Solar / battery storage (175184): Issued after 5 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
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 (520 ft 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 (~$28,177/yr at $2,411,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,348/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:
- 37,374 sq ft (0.86 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 2 HARBOR POINT DR
Zoning & Land Use
RMP-15.7 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-15.7 (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-15.7 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-15.7 (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 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: $2,122,000 – $2,700,000 · 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
- Solar / battery storage (175184) (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).
- Remodel / interior alteration (85468) (Applied)On this parcel
Pending in review for 6.7 yr (29.3× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Demolition at 171 Great Cir Dr (Applied)520 ft 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)0.12 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: Lek Enterprises (1 on parcel, 35 in ½ mi · Remodel / interior alteration); Solarports Development (2 on parcel, 6 in ½ mi · New garage / accessory structure); Owner Builder (20 in ½ mi · Remodel / interior alteration); Owner (13 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 |
|---|---|---|---|---|---|
| 175184 | Solar / battery storage | Issued | Iss. Oct 11, 2023 | $170,000 | T I - Solar Port Array On (N) Carport; 4 (N) E V Chargers - Assoc. With T#90822 At 475 E Strawberry Dr. |
| 173510 | Remodel / interior alteration | Issued | Iss. Mar 6, 2023 | $52,000 | Install Washer/Dryer In Existing Closets Of Units: 203, 302, 304, 401, 403, 404, 501, 502 - Express |
| 173458 | New garage / accessory structure | Issued | Iss. Feb 27, 2023 | $50,750 | Carport #5 For Future Pv Install (Other 4 Carports Are 475 E Strawberry) |
| 85468 | Remodel / interior alteration | Applied | App. Mar 13, 2020 | $18,000 | (N) Washer/Dryer In Closet T.D. 3-27-20 |