254 Shoreline Hwy
Mill Valley 94941 · Almonte · Unincorporated Marin · Coordinates: 37.88195, -122.52441
Executive Verdict · Public-Records Synthesis
Zoned CP-BFC in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $2,317,000 ($2,039,000–$2,595,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 27, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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
Plumbing / water heater / sewer (93812): Pending in review for 11 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
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) (0.11 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)
- ! Year 1 Prop 13 tax reset (~$27,096/yr at $2,317,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,258/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:
- 35,066 sq ft (0.81 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 254 SHORELINE HWY
Zoning & Land Use
CP-BFC — Planned Commercial (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned CP-BFC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned CP-BFC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned CP-BFC (commercial), 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 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: $2,039,000 – $2,595,000 · 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
- Plumbing / water heater / sewer (93812) (Applied)On this parcel
Pending in review for 11 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- New commercial building at 201 Flamingo Rd (aka 205) (Issued)0.11 mi SW
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 222 Beryl St (Issued)0.23 mi NW
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 334 Dolan Ave (Issued)0.3 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).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 46 in ½ mi · Remodel / interior alteration); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · Other); Owner Builder (69 in ½ mi · Remodel / interior alteration); Lek Enterprises (6 in ½ mi · Remodel / interior alteration); Miette (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48920 | Other | Issued | Iss. Oct 27, 2026 | $4,698 | Replace Mechanical Appliance |
| 93812 | Plumbing / water heater / sewer | Applied | App. Dec 15, 2025 | — | Commercial Lighting, Plumbing Work |
| B28319 | Electrical / panel | Issued | Iss. Jan 12, 2022 | $400 | A delivery truck knocked down our main power line. PGE has disconnected the power. We just need to repair the connection… |
| 161220 | Commercial tenant improvement | Issued | Iss. Apr 8, 2019 | $80,000 | Interior Remodel T.D. 11/27/18 |