Mill Valley 94941 · Strawberry · APN 043-361-15 · Unincorporated Marin
Zoned RMP-12.1 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,131,000 ($1,875,000–$2,387,000).
Zone RMP-12.1 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Feb 14, 2022, 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)
43 substantial renovation & housing permits over 24 months (28.4 per 1,000 parcels vs. 16.3 citywide baseline) (#1 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Strawberry)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$2,131,000
Benchmark range: $1,875,000 – $2,387,000
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)
Closest lead: Bayfront Terrace (0.49 mi W, entitled). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,080/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 5 permitted; 1 demolition.
6 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
258 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 14, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 14, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of RMP-12.1 as multifamily residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 13.3 yr (first record Jul 11, 2013), with no completion or new permit record in 12.8 yr. · $198,000 declared valuation
Permit issued and active for 12.5 yr (first record May 20, 2014), with no completion or new permit record in 12.4 yr. · $2,000 declared valuation
Permit issued and active for 12.3 yr (first record Aug 7, 2014), with no completion or new permit record in 12.1 yr. · 1 unit · $1,000,000 declared valuation
Permit issued and active for 11.9 yr (first record Dec 22, 2014), with no completion or new permit record in 11.4 yr. · 1 unit · $750,000 declared valuation
Permit issued and active for 12.1 yr (first record Oct 2, 2014), with no completion or new permit record in 11.1 yr. · 1 unit · $631,507 declared valuation
Permit issued and active for 11.4 yr (first record Jun 15, 2015), with no completion or new permit record in 11.1 yr. · $250,000 declared valuation
Nearby windows / doors / siding (10 Bayview Ter): First appeared in published agency feed
Record 182963 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby windows / doors / siding (10 Bayview Ter): No longer present in latest agency feed
Record 94569 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (102 Inez Pl): First appeared in published agency feed
Record B49099 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (127 Reed Blvd): First appeared in published agency feed
Record 94633 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (52 S Knoll Rd): First appeared in published agency feed
Record B49011 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby sign (800 Redwood Hwy Frontage Rd #612): First appeared in published agency feed
Record 182871 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby sign (800 Redwood Hwy Frontage Rd #612): No longer present in latest agency feed
Record 94523 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby ev charger (50 Milland Dr): First appeared in published agency feed
Record B48886 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,980,059 in September 2025 to $2,181,389 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
139 Belvedere Dr (Adu 139a) · 1 unit · $300,000 valuation
Records span Jul 14, 2025 to May 18, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
107 Inez Pl · 1 unit · $620,000 valuation
Records span Aug 27, 2025 to Apr 3, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94941 home-value index checkpoint
Changed from $2,042,452 in September 2024 to $1,980,059 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
101 Neider Ln (Adu 101a) · 1 unit · $300,000 valuation
Records span Apr 23, 2025 to Sep 19, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
153 Richardson Dr (Adu 153a) · 1 unit · $1,493,000 valuation
Records span Jun 5, 2023 to Jul 7, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
119 Reed Blvd (Adu 119a) · 1 unit · $150,000 valuation
Records span Nov 7, 2024 to Apr 29, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →In "Entitled" for 2.8 yr (since Feb 5, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (45 housing units, 44 deed-restricted affordable across 0 permits).
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).
Active in "Issued" for 12.3 yr (first record Aug 7, 2014) with no new permit activity recorded in 12.1 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
Active in "Issued" for 3.4 yr (first record Jun 5, 2023) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $1,493,000 declared valuation across 1 permit).
Active in "Issued" for 11.9 yr (first record Dec 22, 2014) with no new permit activity recorded in 11.4 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
In "Applied" for 2.1 yr (since Oct 11, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,512 parcels
+52.9% YoY
City baseline: 16.3 / 1k
43 in trailing 24m
Includes 8 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Mc Leran | Roof replacement | 1 on parcel1 in ½ mi | $21,200 | 0 vs 0 prior |
| Ernest Ongaro And Sons | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $1,500 | 0 vs 0 prior |
| Old Town Glass | Windows / doors / siding | 1 on parcel1 in ½ mi | $996 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 210d(vs 276d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
HUD Small Area Fair Market Rent · ZIP 94941
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($21,300/yr) + local voter-approved bond debt ($3,195/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$119,483/yr
Cash needed: $468,600
NOI: $9,763/yr
P&I: $10,770/mo
For $0/mo net cash flow
At $3,950/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,634/mo | −$10,411/mo | -26.7% | $18,166/mo | −$10,436/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$9,957/mo | -25.5% | $16,814/mo | −$9,759/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,187/mo | −$9,696/mo | -24.8% | $16,424/mo | −$9,243/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Tear off sloped & flat roofs to solid sheeting. Re-roof with Class A Shingles & Class A BUR roof with CAP Sheet. — ReRoofing; With Electronic Inspection
50 GALLON WATER HEATER REPLACEMENT ONLY. — Replace Plumbing Fixtures(s)
REPLACE 2 BROKEN WINDOWS — Non-structural Door/Window Replacement
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 14, 2026
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
73 MILLAND DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 043-361-15. Assessed value is not market value.
Search by parcel number 043-361-15 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Owner Builder Recent nearby: 56 S Knoll Rd (May 5, 2026) | Remodel / interior alteration | 40 in ½ mi | $6,721,420 | 226 vs 240 prior−6% |
| Owner Recent nearby: 219 Reed Blvd (Mar 5, 2025) | Remodel / interior alteration | 22 in ½ mi | $712,900 | 25 vs 15 prior+67% |
| Triton Construction Recent nearby: 750 Redwood Hwy Frontage Rd #1214 (Jun 7, 2018) | Commercial tenant improvement | 7 in ½ mi | $323,500 | 0 vs 0 prior |
| Pacific Construction Recent nearby: 50 Belvedere Dr (Sep 17, 2020) | Commercial tenant improvement | 5 in ½ mi | $470,000 | 0 vs 0 prior |
| Juan Calmell Recent nearby: 124 Carlotta Cir (Sep 15, 2014) | Demolition | 5 in ½ mi | $226,600 | 0 vs 0 prior |
| Swinerton Builders Recent nearby: 2 Belvedere Pl #310 (May 31, 2017) | Commercial tenant improvement | 3 in ½ mi | $1,155,000 | 0 vs 0 prior |
| Adam Lewis Construction Recent nearby: 750 Redwood Hwy Frontage Rd. Ste. 1215a (Feb 11, 2022) | Commercial tenant improvement | 3 in ½ mi | $800,500 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
| Plumbing / water heater / sewerOn this parcel | 2,211 | 0d | 0d | 0d | 0d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.