Kentfield 94904 · Kentfield · APN 071-021-27 · Unincorporated Marin
Zoned RR-B3 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,595,000 ($2,284,000–$2,906,000).
Zone RR-B3 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Aug 21, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$2,595,000
Benchmark range: $2,284,000 – $2,906,000
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)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Mar 24, 2025)
Pool / spa (177413): Issued after 13 mo (3.0× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: 71 new homes (0.48 mi N, 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)
Since November 2024 within ½ mile: 4 homes completed, 6 permitted, 72 proposed or in review.
12 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
194 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of RR-B3 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 8.6 yr (first record Apr 23, 2018), with no completion or new permit record in 8.2 yr. · 1 unit · $1,020,000 declared valuation
In "Entitled" for 8.1 yr (since Oct 18, 2018), with no new permit record in 8.1 yr. · 1 unit
Permit issued and active for 7.7 yr (first record Feb 28, 2019), with no completion or new permit record in 7.7 yr. · 1 unit
In "Entitled" for 7.1 yr (since Oct 3, 2019), with no new permit record in 7.1 yr. · 1 unit
In "Entitled" for 7.1 yr (since Oct 7, 2019), with no new permit record in 7.1 yr. · 1 unit
In "Entitled" for 7.1 yr (since Oct 9, 2019), with no new permit record in 7.1 yr. · 1 unit
Nearby general repair (45 Vista Dr): First appeared in published agency feed
Record 182925 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby general repair (45 Vista Dr): No longer present in latest agency feed
Record 94506 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (20 Hill Dr): First appeared in published agency feed
Record 94626 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (255 Poplar Dr): First appeared in published agency feed
Record B48953 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (2 Upper Toyon Dr): First appeared in published agency feed
Record B48928 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (141 Laurel Grove Ave): First appeared in published agency feed
Record B48905 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (2 Upper Toyon Dr): First appeared in published agency feed
Record B48880 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $2,157,052 in September 2025 to $2,308,409 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
324 Palm Ave · 1 unit · $752,950 valuation
Records span Apr 8, 2026 to Sep 16, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
24 Tamal Vista Ln A D U 24 A · 1 unit · $75,000 valuation
Records span Mar 23, 2026 to Jun 9, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
71 units
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
162 Wolfe Grade · 1 unit · $11,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94904 home-value index checkpoint
Changed from $2,256,428 in September 2024 to $2,157,052 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
231 Poplar Dr · 1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →In "Entitled" for 11 mo (since Dec 23, 2025), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (71 housing units across 0 permits).
Issued after 13 mo (3.0× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
Pending in review for 3.1 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Pending in review for 3.3 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Pending in review for 3.4 yr — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Active in "Issued" for 8.6 yr (first record Apr 23, 2018) with no new permit activity recorded in 8.2 yr. High-impact scale (1 housing unit, $1,020,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,517 parcels
−34.9% YoY
City baseline: 16.4 / 1k
104 in trailing 24m
Includes 29 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Floyd Construction | Remodel / interior alteration | 3 on parcel6 in ½ mi | $1,155,000 | 3 vs 5 prior |
| Sunshine Roofing | Roof replacement | 1 on parcel1 in ½ mi | $9,500 | 0 vs 0 prior |
| Owner Builder Recent nearby: 10 Tamal Vista Ln (Apr 9, 2026) | Remodel / interior alteration | 23 in ½ mi | $5,101,200 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
HUD Small Area Fair Market Rent · ZIP 94904
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($25,950/yr) + local voter-approved bond debt ($3,893/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$160,635/yr
Cash needed: $570,900
NOI: -$3,174/yr
P&I: $13,122/mo
For $0/mo net cash flow
At $3,275/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,013/mo | −$13,763/mo | -28.9% | $22,224/mo | −$13,864/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,275/mo | −$13,386/mo | -28.1% | $20,570/mo | −$13,302/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,472/mo | −$13,170/mo | -27.7% | $20,092/mo | −$12,874/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Pool; Ret Wall; Deck & Stairs
Remove & Replace (E) Asphalt Driveway W/ Concrete
Retaining Wall; Outdoor Kitchen
New Deck, Replace (E) Window & Door; Misc. Elec. For Deck
Rmdl 2 Fls - Partial,Elec Serv Upgrade T.D. 02/25/16
Rmdl Kitchen & Laundry - Express
Reroof
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
0.56 acres
Assessor's classification for assessment purposes. This is not zoning.
201 UPPER TOYON DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 071-021-27. Assessed value is not market value.
Search by parcel number 071-021-27 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 226 vs 240 prior−6% |
| Owner Recent nearby: 205 Laurel Grove Ave (Apr 28, 2021) | New garage / accessory structure | 12 in ½ mi | $1,178,500 | 25 vs 15 prior+67% |
| Thompson Suskind Merged: THOMPSON-SUSKIND · THOMPSON - SUSKIND L P · THOMPSON, SUSKIND LP Recent nearby: 36 Hill Dr (Jun 13, 2025) | Remodel / interior alteration | 4 in ½ mi | $3,970,800 | 0 vs 0 prior |
| G Family Construction Recent nearby: 126 Cypress Ave (Jul 6, 2021) | Addition (adds square footage) | 4 in ½ mi | $2,760,000 | 0 vs 0 prior |
| Slm Builders Recent nearby: 27 Madrone Ave (Jun 14, 2023) | Pool / spa | 4 in ½ mi | $1,280,000 | 0 vs 3 prior |
| J And J Custom Builders Recent nearby: 35 Wolfe Glen Way (Apr 7, 2023) | Addition (adds square footage) | 4 in ½ mi | $1,046,000 | 1 vs 3 prior |
| Dv Rasmussen And Son Recent nearby: 109 Hill Dr (Aka 111) (Sep 28, 2023) | New garage / accessory structure | 4 in ½ mi | $565,000 | 0 vs 4 prior |
| Hendrickson Pools Recent nearby: 33 Cypress Ave (Apr 14, 2022) | Pool / spa | 4 in ½ mi | $514,250 | 3 vs 4 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 157d(vs 167d prior) |
| Remodel / interior alterationOn this parcel | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Pool / spaOn this parcel | 162 | 84d | 136d | 241d | 393d | 128d(vs 155d prior) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.