274 Cardinal Rd
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.87962, -122.52480
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,096,000 ($1,844,000–$2,348,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B1 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$7,480 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Jun 12, 2018).
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
- ! FEMA Special Flood Hazard Area (AE, all 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (158743): 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 201 Flamingo Rd (aka 205) (0.12 mi NW, 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 (~$24,554/yr at $2,096,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,046/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:
- 6,795 sq ft (0.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 274 CARDINAL RD
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 Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B1, a single-family residential zone. The lot is 6,795 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (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: $1,844,000 – $2,348,000 · 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 commercial building at 201 Flamingo Rd (aka 205) (Issued)0.12 mi NW
Active in "Issued" for 11.7 yr (first record Feb 17, 2015) with no new permit activity recorded in 11.2 yr. High-impact scale ($3,938,400 declared valuation across 3 permits).
- New home at 334 Dolan Ave (Issued)0.29 mi W
Active in "Issued" for 8.2 yr (first record Sep 5, 2018) with no new permit activity recorded in 8 yr. High-impact scale (1 housing unit, $759,000 declared valuation across 1 permit).
- New home at 222 Beryl St (Issued)0.37 mi N
Active in "Issued" for 11.9 yr (first record Dec 23, 2014) with no new permit activity recorded in 10 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 1 permit).
- New home at 217 Cleveland Ave (Issued)0.42 mi NW
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: Level House Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Owner Builder (59 in ½ mi · Remodel / interior alteration); Owner (41 in ½ mi · Remodel / interior alteration); Ga Higgins (10 in ½ mi · Remodel / interior alteration); Rods General Builders (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 158743 | Remodel / interior alteration | Issued | Iss. Jun 12, 2018 | $20,000 | Garage Conversion T.D. 12/28/17 |