105 Reed St
Mill Valley 94941 · Homestead · Unincorporated Marin · Coordinates: 37.89464, -122.53724
Executive Verdict · Public-Records Synthesis
Zoned R1 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 $2,206,000 ($1,941,000–$2,471,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1 allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$43,938 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Nov 16, 2023).
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 2% of the lot of lot)
Zone AE: regulatory floodway (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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 204 Reed St (0.21 mi W, 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)
- ! Year 1 Prop 13 tax reset (~$25,819/yr at $2,206,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,152/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:
- 7,362 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 105 REED ST
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1, a single-family residential zone. FEMA regulatory floodway covers about 2% of the lot: SB 9 requires a no-rise certification.
- SB 9: split into two lotsPossible, with conditions
Zoned R1, a single-family residential zone. The lot is 7,362 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 2% 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: regulatory floodway (Special Flood Hazard Area) (about 2% of the lot); Zone X: minimal flood hazard (about 98% 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: $1,941,000 – $2,471,000 · 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 204 Reed St (Issued)0.21 mi W
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)0.23 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).
- New home at 107 Montford Ave (Issued)0.26 mi NW
Active in "Issued" for 3.9 yr (first record Dec 15, 2022) with no new permit activity recorded in 2.5 yr. High-impact scale (1 housing unit, $1,375,000 declared valuation across 1 permit).
- New commercial building at 100 Harvard Ave (Issued)0.49 mi SE
Active in "Issued" for 23 mo (first record Dec 26, 2024) with no new permit activity recorded in 18 mo. High-impact scale ($6,500,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: On Time Services (3 on parcel, 3 in ½ mi · Solar / battery storage); Cutright Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); The Shed Shop (1 on parcel, 1 in ½ mi · New garage / accessory structure); Morris Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (65 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36146 | Solar / battery storage | Issued | Iss. Nov 16, 2023 | $30,965 | Install new (2) Encharge-10T & (1) Encharge-3T batteries to existing roof mounted grid tied Photovoltaic System. |
| B33826 | Roof replacement | Issued | Iss. May 11, 2023 | $9,950 | Remove and replace the fiberglass shingles on the upper and lower south and west facing slopes only. — ReRoofing |
| B33619 | Solar / battery storage | Issued | Iss. Apr 26, 2023 | $35,546 | Install new 6.56 kWh (DC) grid tied roof mounted PV system. |
| B32168 | Electrical / panel | Issued | Iss. Jan 4, 2023 | $5,200 | Remove and replace existing 100a MSP with new 200a MSP. — Service Upgrade |
| 170225 | Remodel / interior alteration |