45 Bayview Rd
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94553, -122.53565
Executive Verdict · Public-Records Synthesis
Zoned RMP-6 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,173,000 ($1,912,000–$2,434,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-6 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Dec 11, 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)
- ✓ Above-average reinvestment in Kentfield
104 substantial renovation & housing permits over 24 months (41.3 per 1,000 parcels vs. 16.4 citywide baseline) (#7 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Kentfield)
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)
- ! Delayed or open permit activity on this parcel
Other (147032): Issued after 2 mo — above the 75th percentile for other permits in Unincorporated Marin (median 0d, 75th pct 1d, n=1,560).
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: Magnolia Village (0.44 mi W, entitled). 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 (~$25,440/yr at $2,173,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,120/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:
- 4,704 sq ft (0.11 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 45 BAYVIEW RD
Zoning & Land Use
RMP-6 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-6 (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-6 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-6 (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 06041C0458F, 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: $1,912,000 – $2,434,000 · Status: Off market
HUD Small Area FMR (ZIP 94904) · FY 2026
Studio $2,260 · 1BR $2,710 · 2BR $3,280 · 3BR $4,190 · 4BR $4,340
Developments Deserving Closer Investigation & Active Area Builders
- Magnolia Village (Entitled)0.44 mi W
In "Entitled" for 3.8 yr (since Feb 1, 2023), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (20 housing units, 4 deed-restricted affordable across 0 permits).
- New commercial building at 675 Sir Francis Drake Blvd (Issued)0.37 mi N
Active in "Issued" for 12.7 yr (first record Mar 6, 2014) with no new permit activity recorded in 12.5 yr. High-impact scale ($2,400,000 declared valuation across 2 permits).
- Other (147032) (Issued)On this parcel
Issued after 2 mo — above the 75th percentile for other permits in Unincorporated Marin (median 0d, 75th pct 1d, n=1,560).
- New home (Entitled)0.37 mi W
In "Entitled" for 6.3 yr (since Jul 14, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 11 in ½ mi · Remodel / interior alteration); Crown Ridge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Wms Construction (1 on parcel, 1 in ½ mi · Other); Home Depot USA (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (21 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36376 | Roof replacement | Issued | Iss. Dec 11, 2023 | $13,680 | tear off existing roof, reroof with class A composition shingles — ReRoofing |
| B20170 | Windows / doors / siding | Issued | Iss. Oct 21, 2019 | $4,376 | replace 2 windows and 1 patio door size for size — Non-structural Door/Window Replacement |
| 152215 | Other | Issued | Iss. Jun 6, 2016 | $10,000 | Deck Repair; Repl 2x2s On Trellis; New Railing Cap On Stairs Td 6/2/16 |
| 147032 | Other | Issued | Iss. May 11, 2015 | $10,000 | Deck Repair, Stairs T.D. 3/25/15***Expired |