124 Reed St
Mill Valley 94941 · Homestead · Unincorporated Marin · Coordinates: 37.89448, -122.53885
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,354,000 ($2,072,000–$2,636,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B1 allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$25,244 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Jan 24, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Homestead
22 substantial renovation & housing permits over 24 months (20.7 per 1,000 parcels vs. 16.4 citywide baseline) (#2 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Homestead)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 4% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
New home at 124 Reed St: Active in "Issued" for 12.6 yr (first record Mar 27, 2014) with no new permit activity recorded in 12 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 204 Reed St (0.13 mi SW, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Parcel & Assessor
- Lot size:
- 19,689 sq ft (0.45 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 124 REED ST
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B1, a single-family residential zone. FEMA regulatory floodway covers about 6% of the lot: SB 9 requires a no-rise certification.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B1, a single-family residential zone. The lot is 19,689 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA regulatory floodway covers about 6% of the lot: SB 9 requires a no-rise certification.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 4% of the lot); Zone AE: regulatory floodway (Special Flood Hazard Area) (about 6% of the lot); Zone X: minimal flood hazard (about 90% of the lot) · FIRM panel 06041C0468F, 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: $2,072,000 – $2,636,000 · 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 124 Reed St (Issued)On this parcel
Active in "Issued" for 12.6 yr (first record Mar 27, 2014) with no new permit activity recorded in 12 yr.
- Remodel / interior alteration (88168) (Applied)On this parcel
Pending in review for 5.5 yr (24.3× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New home at 204 Reed St (Issued)0.13 mi SW
Active in "Issued" for 4.3 yr (first record Aug 5, 2022) with no new permit activity recorded in 3.5 yr. High-impact scale (1 housing unit, $950,000 declared valuation across 1 permit).
- New home at 210 Brabo Ter (Issued)0.15 mi SW
Active in "Issued" for 3.1 yr (first record Oct 12, 2023) with no new permit activity recorded in 2.6 yr. High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 70 in ½ mi · Remodel / interior alteration); Owner (1 on parcel, 34 in ½ mi · Remodel / interior alteration); Spellbound Construction (5 on parcel, 5 in ½ mi · Addition (adds square footage)); Semper Solaris (1 on parcel, 1 in ½ mi · Solar / battery storage); Semper Solaris Construction (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (13 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B28471 | Solar / battery storage | Issued | Iss. Jan 24, 2022 | $28,000 | INSTALLIN 2-(N) TESLA POWERWALL II BATTERY BACKUP, 1 - 225A/200A UGRADED MSP (N)MAIN SERVICE PANEL TO BE CONNECTED WITH … |
| 168163 | Remodel / interior alteration | Issued | Iss. May 14, 2021 | $10,000 | Interior Remodel Of Casita T.D. 5/14/21 |
| 88168 | Remodel / interior alteration | Applied | App. May 6, 2021 | $100,000 | Remodel; Conv Part Of Garage Understory To Uncond Yoga Studio |
| 165720 | Solar / battery storage | Issued | Iss. Sep 15, 2020 | $30,000 |