31 Egret Way
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88578, -122.49928
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.2-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,221,000 ($1,954,000–$2,488,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.2-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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jan 3, 2024, 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)
- ✓ Above-average reinvestment in Strawberry
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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 18% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 171 Great Cir Dr (0.27 mi SW, 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 (~$25,992/yr at $2,221,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,166/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:
- 10,411 sq ft (0.24 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 31 EGRET WAY
Zoning & Land Use
RMP-0.2-BFC — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.2-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-0.2-BFC (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.2-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 18% of the lot); Zone X: minimal flood hazard (about 82% of the lot) · FIRM panel 06041C0488E, 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: $1,954,000 – $2,488,000 · 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
- Demolition at 171 Great Cir Dr (Applied)0.27 mi SW
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)0.28 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).
- Demolition at 16 Egret Way (Issued)0.15 mi S
Active in "Issued" for 12 yr (first record Nov 5, 2014) with no new permit activity recorded in 12 yr.
- Accessory dwelling unit at 416 E Strawberry Dr A K A (Issued)0.23 mi NW
Active in "Issued" for 8.2 yr (first record Sep 19, 2018) with no new permit activity recorded in 7.9 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 13 in ½ mi · Remodel / interior alteration); Bellows Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Aleco Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Lek Enterprises (35 in ½ mi · Remodel / interior alteration); Owner Builder (22 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36585 | HVAC / heat pump | Issued | Iss. Jan 3, 2024 | $10,000 | Replace 10 existing wire flex duct runs with new rigid metal ducts. Same location, under the house in tight crawl space.… |
| B34809 | Windows / doors / siding | Issued | Iss. Jul 24, 2023 | $2,000 | replacing the damaged existing windows. 13 windows total. — Non-structural Door/Window Replacement |
| B16760 | Electrical / panel | Issued | Iss. Jan 3, 2019 | $4,500 | Replace 200 amp main service panel like for like — Service Upgrade |