25 Corte De Sabla
Greenbrae 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94767, -122.52045
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,389,000 ($2,102,000–$2,676,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,104 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$99,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Apr 18, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Kentfield
103 substantial renovation & housing permits over 24 months (40.9 per 1,000 parcels vs. 16.3 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 (165110): Issued after 7 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
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: 1000 Drakes Landing Road (0.22 mi S, 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 (~$27,924/yr at $2,389,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,327/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:
- 9,104 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 25 CORTE DE SABLA
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2, a single-family residential zone. The lot is 9,104 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 06041C0459F, 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: $2,102,000 – $2,676,000 · 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
- 1000 Drakes Landing Road (Entitled)0.22 mi S
In "Entitled" for 2.1 yr (since Oct 8, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (19 housing units, 4 deed-restricted affordable across 0 permits).
- Other (165110) (Issued)On this parcel
Issued after 7 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
- New home at 33 Bretano Way (Issued)0.41 mi W
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).
- Demolition at 10 Corte De Sabla (Applied)260 ft N
In "Applied" for 5.7 yr (since Mar 2, 2021), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Entity-resolved builders & contractors in ½ mile: Adventures In Production (2 on parcel, 2 in ½ mi · General repair); Rapidflo (2 on parcel, 2 in ½ mi · HVAC / heat pump); Kelly Plumbing And Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump); Divine Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Jeffrey Brown Construction (1 on parcel, 1 in ½ mi · Other).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B29438 | HVAC / heat pump | Issued | Iss. Apr 18, 2022 | $26,430 | REPLACE FURNACE AND AC IN EXISTING LOCATION — Replace Mechanical Appliance |
| 165110 | Other | Issued | Iss. Jul 14, 2020 | $10,000 | Deck Rebuild |
| B20802 | HVAC / heat pump | Issued | Iss. Jan 14, 2020 | $18,600 | 1) Replace existing with a new high energy efficient furnace in new location within the house 2) Replace furnace ducting… |
| 163528 | Remodel / interior alteration | Issued | Iss. Dec 11, 2019 | $250,000 | Main Fl Kitch & Master Bath, Rmdl All Lower Floor. All New Windows Like For Like. T.D. 12/3/19 |
| B20352 | Plumbing / water heater / sewer | Issued |