Screen up to 4 parcels across Executive Verdict, benchmark valuation, standardized Prop 13 & cash-flow math, standalone ADU yield, zoning & SB 9 eligibility, mapped hazards, and ½-mile permit momentum.
| Property (1/4) | Kentfield 94904 APN 071-132-47 |
|---|---|
| Executive Verdict | |
| Synthesis | Zoned OP in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,368,000 ($2,084,000–$2,652,000). 2 upsides4 watchouts |
| Top documented upside | ✓ Documented permitted upgrades (+$31,728 contributory est.) |
| Top watchout / verify | ⚠ Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X)) |
| Valuation & Recorded Sales | |
| Market status | Off-market / roll |
| List / last sale price | No recorded sale in feed |
| Benchmark est. value | $2,368,000 Band: $2,084,000 – $2,652,000 70% ZIP 94904 Zillow ZHVI ($2,308,409, September 2026) + 30% Kentfield ACS median ($2,000,000) (Data provided by Zillow) |
| Permitted upgrade credit | +$31,728 |
| Assessor roll value | Not published in county GIS |
| Standardized Pro-Forma, Prop 13 & ADU Value-Add Screen | |
| Modeled purchase basis | $2,370,000 |
| Year 1 Prop 13 tax est. | $27,705/yr $2,309/mo · 1.17% eff. |
| Benchmark 2-BR rent | $3,280/mo HUD FY2026 SAFMR (ZIP 94904, 2BR) |
| Base net cash flow (20% dn) | −$12,033/mo |
| Cap rate / Cash-on-cash | Cap: -0.02%·CoC: -27.7% |
| 600 sq ft ADU screen | N/A (condo or non-ADU zone) |
| Interactive pro forma | |
| Lot, Zoning & State Housing Pathways | |
| Lot area | 11,848 sq ft(0.27 ac) |
| Assessor use | Commercial - Improved |
| Zoning & General Plan | OP Planned Office |
| ADU / JADU (§ 66314) | Unlikely |
| SB 9 two-unit (§ 65852.21) | Unlikely |
| SB 9 lot split (§ 66411.7) | Unlikely |
| ¼-mile ADU precedent (36m) | 5 issued ADU permits |
| Mapped Environmental & Geologic Hazards | |
| FEMA NFHL flood zone | X (all of the lot) |
| CAL FIRE FHSZ | ⚠ Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 99% of the lot) |
| CGS Alquist-Priolo fault | Clear (0% overlap) |
| Permit History & ½-Mile Development Activity | |
| On-parcel permits | 7 recorded Latest: Jun 12, 2026 |
| ½-mile permits (last 24m) | 350 permits |
| ½-mile housing pipeline | 14 units permitted / in review |
| Slow / stalled review leads | 6 flagged nearby |
| Neighborhood renovation pace | 40.9 substantial permits / 1k parcels Rank #7 of 22 |
Standardized Screening & Public-Record Provenance
Side-by-side financial figures apply a uniform screening baseline across columns: 20% down payment, 6.50% 30-year fixed financing, county-average Proposition 13 base + voter-approved bond overrides (Rev. & Tax. Code § 71 blended new-construction rule for ADUs), HUD Small Area Fair Market Rents (2-BR main dwelling; 1-BR for the 600 sq ft SB 13 impact-fee-exempt ADU screen), 5% vacancy, and 8% management reserve. Click Customize → on any column to adjust down payment, interest rate, HOA, Mello-Roos/CFD special taxes, or ADU dimensions.
Benchmark valuations combine ZIP-level Zillow Home Value Index trends (Data provided by Zillow), U.S. Census ACS 5-year medians, lot-size adjustments, and depreciated municipal permit valuations. Buildability badges are automated parcel-level screens against state statutes and mapped FEMA NFHL, CAL FIRE FHSZ, and CGS Alquist-Priolo layers — not a formal appraisal, title report, tax opinion, or ministerial zoning determination.