53 Bayview Rd
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94514, -122.53527
Executive Verdict · Public-Records Synthesis
Zoned RMP-12.0 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,234,000 ($1,966,000–$2,502,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-12.0 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$18,480 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jun 15, 2022).
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)
about 30% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Magnolia Village (0.46 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 (~$26,141/yr at $2,234,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,178/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:
- 697 sq ft (0.02 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 53 BAYVIEW RD
Zoning & Land Use
RMP-12.0 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-12.0 (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-12.0 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-12.0 (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 (about 30% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 70% 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: $1,966,000 – $2,502,000 · 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)0.46 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)0.4 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).
- New home at 33 Bretano Way (Issued)0.5 mi NE
Active in "Issued" for 19 mo (first record Apr 11, 2025) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- New home (Entitled)0.4 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: Plonowski Architects + Bldrs (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Golden Gate Home Improvement (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (20 in ½ mi · Remodel / interior alteration); Owner (9 in ½ mi · Remodel / interior alteration); Mccarthy Building (9 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 171682 | Remodel / interior alteration | Issued | Iss. Jun 15, 2022 | $40,000 | Remodel Kitchen; Remove 3 Linear Feet Of Non-Bearing Wall |
| B20972 | Electrical / panel | Issued | Iss. Feb 3, 2020 | $12,700 | 1 Living room door & 1 window, 2 Dining room windows — Non-structural Door/Window Replacement |