157 Chapel Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88467, -122.50891
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 $2,398,000 ($2,110,000–$2,686,000).
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 (+$28,050 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Apr 24, 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
Remodel / interior alteration (80300): Pending in review for 9.4 yr (41.3× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
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: Demolition at 171 Great Cir Dr (0.43 mi E, 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 (~$28,027/yr at $2,398,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,336/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:
- 68,563 sq ft (1.57 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 157 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: $2,110,000 – $2,686,000 · 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
- Remodel / interior alteration (80300) (Applied)On this parcel
Pending in review for 9.4 yr (41.3× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Demolition at 171 Great Cir Dr (Applied)0.43 mi E
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).
- Accessory dwelling unit at 315 Richardson Dr (Applied)0.45 mi N
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).
- New home (Entitled)0.47 mi SE
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).
Entity-resolved builders & contractors in ½ mile: Centric Construction (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Jepsen Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Lek Enterprises (35 in ½ mi · Remodel / interior alteration); Owner (16 in ½ mi · Remodel / interior alteration); Owner Builder (13 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42153 | Electrical / panel | Issued | Iss. Apr 24, 2025 | $2,500 | Replace meter main due to heating issues with the PG&E meter. — Service Upgrade |
| 158626 | Remodel / interior alteration | Issued | Iss. May 31, 2018 | $75,000 | Exp & Rmdl Kit; Roof Changes T.D. 5/17/18 |
| 80300 | Remodel / interior alteration | Applied | App. Jun 21, 2017 | $30,000 | Rmdl Kit; Reconfig Hallwy - Express New Owner Plans Tossed 1/28/19v |