44 De Silva Island Dr
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.88654, -122.51528
Executive Verdict · Public-Records Synthesis
Zoned RMP-1.5-BFC in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,132,000 ($1,876,000–$2,388,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-1.5-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,023 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Nov 4, 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 (169972): Issued after 6 mo (2.3× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
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: Accessory dwelling unit at 25 Vista Del Sol (0.45 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)
- ! Year 1 Prop 13 tax reset (~$24,968/yr at $2,132,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,081/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:
- 958 sq ft (0.02 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 44 DE SILVA ISLAND DR
Zoning & Land Use
RMP-1.5-BFC — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-1.5-BFC (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-1.5-BFC (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-1.5-BFC (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: $1,876,000 – $2,388,000 · 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 (169972) (Issued)On this parcel
Issued after 6 mo (2.3× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
- Accessory dwelling unit at 25 Vista Del Sol (Applied)0.45 mi N
In "Applied" for 2.1 yr (since Oct 11, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 160 Shoreline Hwy - (Issued)0.4 mi SW
Active in "Issued" for 6.7 yr (first record Feb 19, 2020) with no new permit activity recorded in 6.7 yr.
- New commercial building at 574 Redwood Hwy Frontage Rd Formerly (Issued)0.41 mi N
Active in "Issued" for 11.4 yr (first record Jun 15, 2015) with no new permit activity recorded in 11.1 yr.
Entity-resolved builders & contractors in ½ mile: John Owens Services (2 on parcel, 2 in ½ mi · HVAC / heat pump); Will Beyerbach Construction (2 on parcel, 2 in ½ mi · Electrical / panel); We Do Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); California Mobility (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44667 | Windows / doors / siding | Issued | Iss. Nov 4, 2025 | $4,460 | Replace 4 retrofit windows — Non-structural Door/Window Replacement |
| B39068 | Plumbing / water heater / sewer | Issued | Iss. Aug 14, 2024 | $40,000 | BATHROOM REMODELING LIKE FOR LIKE · REPLACE LIGHTS, ADD 2 NEW RL · ADD 2 NEW GFCI OUTLETS · REPLACE PLUMBING FIXTURE · U… |
| 170438 | Remodel / interior alteration | Issued | Iss. Jan 20, 2022 | $3,500 | Non-Structural Kitchen Remodel - Express |
| 169972 | Remodel / interior alteration | Issued | Iss. Nov 23, 2021 | $7,740 | Rmdl 2 Closets To Accomm Future Elevator. Dedicated 220 V Circuit Amd N E M A 6 Outlet For Chair Lift |
| B26412 | Electrical / panel |