16 Platt Ct
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88426, -122.50356
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 $2,494,000 ($2,195,000–$2,793,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-2.47 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
- ✓ Documented permitted upgrades (+$124,256 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Dec 7, 2022).
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 (164115): Issued after 11 mo (4.0× 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 (0.17 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 (~$29,131/yr at $2,494,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,428/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:
- 67,257 sq ft (1.54 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 16 PLATT CT; 18 PLATT CT; 20 PLATT CT
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: $2,195,000 – $2,793,000 · 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 (164115) (Issued)On this parcel
Issued after 11 mo (4.0× 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)0.17 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).
- New home (Entitled)0.21 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).
- Demolition at 604 Seminary Dr (Issued)300 ft S
Active in "Issued" for 7.3 yr (first record Jul 17, 2019) with no new permit activity recorded in 7.3 yr.
Entity-resolved builders & contractors in ½ mile: Lek Enterprises (1 on parcel, 35 in ½ mi · Remodel / interior alteration); Owner Builder (2 on parcel, 21 in ½ mi · Remodel / interior alteration); Owner (3 on parcel, 15 in ½ mi · Remodel / interior alteration); Centric Construction (3 on parcel, 7 in ½ mi · Remodel / interior alteration); Superior Roofing Solutions (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 172894 | Remodel / interior alteration | Issued | Iss. Dec 7, 2022 | $13,000 | Add Washer & Dryer In Units 1 & 3 |
| 165046 | Roof replacement | Issued | Iss. Jul 7, 2020 | $38,250 | Reroof - E-Inspection |
| 164115 | Remodel / interior alteration | Issued | Iss. Feb 3, 2020 | $125,000 | Struct Rmdl, Kitch/Dining & Wndw In Kind. T.D. 4/17/19 |
| 153298 | Remodel / interior alteration | Issued | Iss. Sep 21, 2016 | $25,000 | Rmdl Kit & Ba; Repl Electrical Panel; Remove Pocket Doors & Fill In Holes - Express About 37% Remodel Of This Unit |
| 153297 | Remodel / interior alteration | Issued | Iss. Sep 21, 2016 |