Mill Valley 94941 · Strawberry · APN 043-401-12 · Unincorporated Marin
Zoned RMP-2.47 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,365,000 ($2,081,000–$2,649,000).
Zone RMP-2.47 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Nov 12, 2019, 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.
$2,365,000
Benchmark range: $2,081,000 – $2,649,000
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: New home at 218 Meda Ln (0.46 mi N, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,304/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: 1 permitted, 1 proposed or in review; 3 demolitions.
5 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.
165 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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-2.47 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 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 8.2 yr (first record Sep 19, 2018), with no completion or new permit record in 7.9 yr. · 1 unit · $30,000 declared valuation
In "Applied" for 7.7 yr (since Mar 14, 2019), with no new permit record in 7.7 yr. · 1 unit · $140,000 declared valuation
Permit issued and active for 7.7 yr (first record Mar 14, 2019), with no completion or new permit record in 7.4 yr. · 1 unit · $170,000 declared valuation
Permit issued and active for 7.3 yr (first record Jul 17, 2019), with no completion or new permit record in 7.3 yr. · $5,000 declared valuation
In "Applied" for 6.5 yr (since Apr 30, 2020), with no new permit record in 6.5 yr. · 1 unit · $850,000 declared valuation
Nearby addition (adds square footage) (308 E Strawberry Dr): Declared valuation changed from 36900 to 41000
Record 94577 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (144 Mission Dr): Contractor changed from (blank) to BOLT DOWN THE BAY AREA
Record 182696 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby hvac / heat pump (201 Seminary Dr (Building 3)): Description text was updated
Record 94631 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (201 Seminary Dr (Building 3)): Declared valuation changed from 6000000 to (blank)
Record 94586 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (201 Seminary Dr (Building 3)): Description text was updated
Record 94586 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby hvac / heat pump (201 Seminary Dr (Building 3)): Description text was updated
Record 94631 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (201 Seminary Dr (Building 3)): Description text was updated
Record 94586 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby hvac / heat pump (201 Seminary Dr (Building 3)): First appeared in published agency feed
Record 94631 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (427 E Strawberry Dr): First appeared in published agency feed
Record 182860 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (201 Seminary Dr (Building 3)): Description text was updated
Record 94586 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (320 E Strawberry Dr): First appeared in published agency feed
Record B48978 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (427 E Strawberry Dr): No longer present in latest agency feed
Record 94356 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (68 Seminary Cove Dr): First appeared in published agency feed
Record B48955 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (263 Richardson Dr): No longer present in latest agency feed
Record 94402 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (263 Richardson Dr): First appeared in published agency feed
Record 182821 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff 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 "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).
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).
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).
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).
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).
Active in "Issued" for 7.3 yr (first record Jul 17, 2019) with no new permit activity recorded in 7.3 yr.
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 |
|---|---|---|---|---|
| Downing Heating And Air Conditioning | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,110 | 0 vs 0 prior |
| Gagne Brothers Enterprises | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $4,900 | 0 vs 0 prior |
| Lek Enterprises Recent nearby: 2 Harbor Point Dr (Mar 6, 2023) | Remodel / interior alteration | 35 in ½ mi |
| 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 ($23,650/yr) + local voter-approved bond debt ($3,548/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.
−$136,445/yr
Cash needed: $520,300
NOI: $7,060/yr
P&I: $11,959/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 | −$11,824/mo | -27.3% | $20,139/mo | −$11,868/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$11,370/mo | -26.2% | $18,640/mo | −$11,191/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 | −$11,110/mo | -25.6% | $18,208/mo | −$10,675/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.
Replace existing furnace and A/C. Furnace - 90% AFUE, Trane unit. A/C, Trane unit. — Replace Mechanical Appliance
REPLACING 75 GALLON GAS WATER HEATER. — New Plumbing Fixture(s)
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
0.56 acres
Assessor's classification for assessment purposes. This is not zoning.
105 WILLIS DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 043-401-12. Assessed value is not market value.
Search by parcel number 043-401-12 (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.
| $1,113,400 |
| 0 vs 11 prior−100% |
| Owner Builder Recent nearby: 171 Great Circle Dr (Sep 12, 2025) | Remodel / interior alteration | 16 in ½ mi | $3,080,500 | 226 vs 240 prior−6% |
| Owner Recent nearby: 80 De Silva Island Dr (Sep 20, 2021) | Remodel / interior alteration | 16 in ½ mi | $659,000 | 25 vs 15 prior+67% |
| Centric Construction Recent nearby: 201 Seminary Drive Bldg 4 (Jan 28, 2026) | Remodel / interior alteration | 5 in ½ mi | $440,000 | 2 vs 0 prior |
| Solarports Development Recent nearby: 2 Harbor Point Dr (Feb 27, 2023) | New garage / accessory structure | 5 in ½ mi | $366,850 | 0 vs 5 prior |
| Kerr Construction Recent nearby: 427 E Strawberry Dr (Nov 2, 2026) | New garage / accessory structure | 4 in ½ mi | $786,000 | 2 vs 2 prior |
| Flint Construction Recent nearby: 312 Ricardo Rd (Oct 23, 2017) | New garage / accessory structure | 4 in ½ mi | $740,000 | 0 vs 0 prior |
| Lamperti Contracting And Design Recent nearby: 83 De Silva Island Dr (Aug 4, 2025) | Remodel / interior alteration | 4 in ½ mi | $695,000 | 2 vs 7 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) |
| HVAC / heat pumpOn this parcel | 2,946 | 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.