373 Pinehill Rd
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.88103, -122.53439
Executive Verdict · Public-Records Synthesis
Zoned RMP-17 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,189,000 ($1,926,000–$2,452,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-17 allows residential use qualifying for ministerial ADU review under state law (8 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$51,760 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 7, 2020).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Tamalpais
50 substantial renovation & housing permits over 24 months (20.5 per 1,000 parcels vs. 16.4 citywide baseline) (#3 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Tamalpais)
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 560 Alta Way (0.46 mi NW, 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 (~$25,624/yr at $2,189,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,135/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:
- 9,104 sq ft (0.21 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 373 PINEHILL RD; 375 PINEHILL RD
Zoning & Land Use
RMP-17 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-17 (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-17 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-17 (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 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: $1,926,000 – $2,452,000 · 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 560 Alta Way (Applied)0.46 mi NW
In "Applied" for 3.3 yr (since Aug 10, 2023), 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, $975,000 declared valuation across 1 permit).
- Accessory dwelling unit at 403 Marin Ave (adu 403a) (Issued)0.22 mi S
Active in "Issued" for 2.9 yr (first record Dec 21, 2023) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New home at 731 Bay Rd (Issued)0.38 mi SW
Active in "Issued" for 18 mo (first record May 12, 2025) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $955,000 declared valuation across 1 permit).
- New home at 217 Cleveland Ave (Issued)0.44 mi NE
Active in "Issued" for 9.7 yr (first record Feb 21, 2017) with no new permit activity recorded in 2.3 yr. High-impact scale (1 housing unit, $875,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 104 in ½ mi · Remodel / interior alteration); Quattro Solar (2 on parcel, 2 in ½ mi · Solar / battery storage); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Lex Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner (61 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B20734 | Electrical / panel | Issued | Iss. Jan 7, 2020 | $4,000 | upgrade main service to main service - all equipment in same location — Service Upgrade |
| 163825 | Solar / battery storage | Issued | Iss. Jan 6, 2020 | $16,000 | Battery Storage System - Express |
| 163823 | Solar / battery storage | Issued | Iss. Jan 6, 2020 | $16,000 | 3.84 Photovoltaic Roof Mount - Express |
| B20394 | Roof replacement | Issued | Iss. Nov 19, 2019 | $18,750 | Prepare existing 25 squares surface to receive new roof. Apply 1 SPF with Silicone Coating. — ReRoofing; With Electronic… |
| 163066 | Remodel / interior alteration | Issued |