100 Shoreline Hwy
Mill Valley 94941 · Almonte · Unincorporated Marin · Coordinates: 37.88066, -122.51453
Executive Verdict · Public-Records Synthesis
Zoned CP-BFC in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $2,080,000 ($1,830,000–$2,330,000).
Upsides & Opportunities
- ✓ 21 documented municipal building permits on file
On-parcel permit history is indexed through Nov 14, 2023, 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, about 60% 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
Commercial tenant improvement (91169): Pending in review for 3.5 yr (8.5× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 74 new homes at 825 Drake Ave (0.43 mi S, 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 (~$24,370/yr at $2,080,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,031/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:
- 280,047 sq ft (6.43 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 100 SHORELINE HWY; 100 SHORELINE HWY A; 100 SHORELINE HWY B
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) (about 60% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 40% 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: $1,830,000 – $2,330,000 · 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
- 74 new homes at 825 Drake Ave (Issued)0.43 mi S
Active in "Issued" for 5.9 yr (first record Nov 30, 2020) with no new permit activity recorded in 3.5 yr. High-impact scale (74 housing units, $8,731,920 declared valuation across 1 permit).
- Commercial tenant improvement (91169) (Applied)On this parcel
Pending in review for 3.5 yr (8.5× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
- Plumbing / water heater / sewer (91063) (Applied)On this parcel
Pending in review for 3.5 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Commercial tenant improvement (87608) (Applied)On this parcel
Pending in review for 5.7 yr (14.1× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (5 on parcel, 5 in ½ mi · Commercial tenant improvement); Wci Gc (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Meylan Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Gigabyte Graphics (2 on parcel, 2 in ½ mi · Electrical / panel); Lawson Mechanical Contractors (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (21 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 175433 | Commercial tenant improvement | Issued | Iss. Nov 14, 2023 | $160,000 | T I - (N) Demising Wall, Office Remodels |
| 174788 | HVAC / heat pump | Issued | Iss. Aug 18, 2023 | $240,740 | Replace (2) 40-Ton Roof Top Mounted, Cooling Only, Package Units |
| 91169 | Commercial tenant improvement | Applied | App. May 31, 2023 | $75,000 | T I - Remodel Toilets & Locker Rm For Club Evexia |
| B33756 | Plumbing / water heater / sewer | Issued | Iss. May 8, 2023 | $3,800 | New gas line to meter, and to outside fire pit — New Gas Service |
| 91063 | Plumbing / water heater / sewer |