141 Chapel Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88511, -122.50720
Executive Verdict · Public-Records Synthesis
Zoned RMP-2.47 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,393,000 ($2,106,000–$2,680,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-2.47 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$23,046 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Feb 28, 2025).
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
Windows / doors / siding (177557): Issued after 2 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 171 Great Cir Dr (0.36 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 (~$27,970/yr at $2,393,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,331/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:
- 34,325 sq ft (0.79 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 141 CHAPEL DR
Zoning & Land Use
RMP-2.47 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-2.47 (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-2.47 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-2.47 (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: $2,106,000 – $2,680,000 · 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
- Windows / doors / siding (177557) (Issued)On this parcel
Issued after 2 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
- Electrical / panel (92530) (Applied)On this parcel
Pending in review for 2.2 yr — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Solar / battery storage (175761) (Issued)On this parcel
Issued after 6 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Demolition at 171 Great Cir Dr (Applied)0.36 mi SE
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).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 18 in ½ mi · Remodel / interior alteration); Owner (1 on parcel, 18 in ½ mi · Remodel / interior alteration); Fontana Construction (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Excalibur Water Heaters (2 on parcel, 2 in ½ mi · HVAC / heat pump); All Bay Solar (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41442 | HVAC / heat pump | Issued | Iss. Feb 28, 2025 | $13,000 | New heat pump water heater installed in garage in place of existing water heater — Replace Plumbing Fixtures(s) |
| 178696 | Remodel / interior alteration | Issued | Iss. Feb 20, 2025 | $3,800 | Interior Alteration/Remodel Of (E) Closet To Become (N) Laundry Rm; (N) Ducting W Vent Cap & In-Line Fan |
| B39446 | Electrical / panel | Issued | Iss. Sep 19, 2024 | $34,000 | Minor non-structural kitchen improvement: Replace cabinets and countertops. Replace all appliances with electrical appli… |
| 177557 | Windows / doors / siding | Issued | Iss. Sep 11, 2024 | $78,400 | Replace Deck; Skylights; Replace Swing Door W/ Slider |
| B39242 | Roof replacement |