120 Seminary Dr U 1a
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88839, -122.51087
Executive Verdict · Public-Records Synthesis
Zoned RMP-17-BFC in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,143,000 ($1,886,000–$2,400,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-17-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$15,840 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 11, 2024).
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
Plumbing / water heater / sewer (92380): Pending in review for 2.3 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
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 (0.34 mi NE, 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 (~$25,095/yr at $2,143,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,091/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:
- 392 sq ft (0.01 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 120 SEMINARY DR U 1A
Zoning & Land Use
RMP-17-BFC — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-17-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-17-BFC (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-17-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 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: $1,886,000 – $2,400,000 · 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)0.34 mi NE
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).
- Plumbing / water heater / sewer (92380) (Applied)On this parcel
Pending in review for 2.3 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Accessory dwelling unit at 315 Richardson Dr (Applied)0.26 mi NE
In "Applied" for 2 yr (since Oct 31, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 308 Richardson Dr (Applied)0.31 mi NE
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: Olive Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Owner Builder (24 in ½ mi · Remodel / interior alteration); Owner (20 in ½ mi · Remodel / interior alteration); Lek Enterprises (6 in ½ mi · Remodel / interior alteration); Centric Construction (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 92380 | Plumbing / water heater / sewer | Applied | App. Jul 11, 2024 | — | Install Tankless Water Heater And Replace Flue Line |
| 163036 | Remodel / interior alteration | Issued | Iss. Oct 24, 2019 | $15,000 | Sheetrock For Rest Of Apt Not Covered In 162756 - Express |
| 162756 | Remodel / interior alteration | Issued | Iss. Sep 25, 2019 | $25,000 | Kitchen And Bathroom Remodeling -Express Electrical Work |