450 E Strawberry Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88485, -122.50310
Executive Verdict · Public-Records Synthesis
Zoned RMP-16.7 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,216,000 ($1,950,000–$2,482,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-16.7 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 (+$89,518 contributory est.)
Public building records show issued construction/renovation work on this parcel (26 total permits, latest Jun 9, 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)
- ! Delayed or open permit activity on this parcel
Electrical / panel (178934): Issued after 4 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 171 Great Cir Dr (0.19 mi SE, 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 (~$25,934/yr at $2,216,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,161/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:
- 133,686 sq ft (3.07 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 450 E STRAWBERRY DR; 450 E STRAWBERRY DR UNIT 1; 450 E STRAWBERRY DR UNIT 10
Zoning & Land Use
RMP-16.7 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-16.7 (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-16.7 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-16.7 (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: $1,950,000 – $2,482,000 · 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 (178934) (Issued)On this parcel
Issued after 4 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Remodel / interior alteration (90580) (Applied)On this parcel
Pending in review for 3.9 yr (17.3× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Remodel / interior alteration (90483) (Applied)On this parcel
Pending in review for 4 yr (17.7× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Remodel / interior alteration (85471) (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).
Entity-resolved builders & contractors in ½ mile: Lek Enterprises (12 on parcel, 35 in ½ mi · Remodel / interior alteration); Owner Builder (1 on parcel, 23 in ½ mi · Remodel / interior alteration); Centro A Construction (6 on parcel, 6 in ½ mi · Plumbing / water heater / sewer); Green Water And Power (2 on parcel, 2 in ½ mi · Electrical / panel); J And A Plumbing And Rooter Service (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (26 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47087 | Plumbing / water heater / sewer | Issued | Iss. Jun 9, 2026 | $16,000 | Replace Plumbing Fixtures(s) |
| 178934 | Electrical / panel | Issued | Iss. Mar 28, 2025 | $15,000 | Installation Of 6 Level 2 Ev Chargers On The Existing Service |
| B40242 | EV charger | Issued | Iss. Nov 19, 2024 | $15,000 | Installation of 6 level 2 EV chargers on the existing service — EV Charging Station; With Electronic Inspection |
| 173157 | Remodel / interior alteration | Issued | Iss. Jan 9, 2023 | $13,000 | Add Washer & Dryer In Units 69 & 71 |
| 172981 | Remodel / interior alteration |