18 Vista Real
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.89376, -122.51141
Executive Verdict · Public-Records Synthesis
Zoned RMP-2 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,200,000 ($1,936,000–$2,464,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-2 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$9,282 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jul 1, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 218 Meda Ln (0.21 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 (~$25,750/yr at $2,200,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,146/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:
- 8,712 sq ft (0.20 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 18 VISTA REAL
Zoning & Land Use
RMP-2 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-2 (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 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-2 (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: $1,936,000 – $2,464,000 · 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
- New home at 218 Meda Ln (Applied)0.21 mi E
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).
- New home at 82 Vista Del Sol (Issued)0.17 mi NE
Active in "Issued" for 12.3 yr (first record Aug 7, 2014) with no new permit activity recorded in 12.1 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New home at 153 Richardson Dr (adu 153a) (Issued)0.36 mi NE
Active in "Issued" for 3.4 yr (first record Jun 5, 2023) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $1,493,000 declared valuation across 1 permit).
- New commercial building at 118 E Strawberry Dr (Applied)0.42 mi NE
Active in "Applied" for 8.1 yr (first record Oct 3, 2018) with no new permit activity recorded in 8.1 yr. High-impact scale ($1,600,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Ernest Ongaro And Sons (3 on parcel, 3 in ½ mi · Electrical / panel); Moore Services (2 on parcel, 2 in ½ mi · HVAC / heat pump); Powerhouse Building (1 on parcel, 1 in ½ mi · General repair); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (54 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 179534 | General repair | Issued | Iss. Jul 1, 2025 | $125,000 | Construction Of (2) Retaining Walls To Create A Level Rear Yard |
| B36746 | Plumbing / water heater / sewer | Issued | Iss. Jan 18, 2024 | $4,000 | REPLACE 80 GALLON WATER HEATER — Replace Plumbing Fixtures(s) |
| B36201 | Solar / battery storage | Issued | Iss. Nov 21, 2023 | $23,440 | Install (15) roof mount solar panels at 6.38 kW and 2 batteries |
| B35442 | HVAC / heat pump | Issued | Iss. Sep 18, 2023 | $19,100 | To service the upstairs - replace furnace with air handler and install heat pump new To service the downstairs - replace… |
| B35424 | Electrical / panel | Issued |