Kentfield 94904 · Kentfield · APN 071-042-33 · 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 $2,477,000 ($2,180,000–$2,774,000).
Zone RR-B3 allows residential use qualifying for ministerial ADU review under state law (4 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 (5 total permits, latest Aug 7, 2026).
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.
$2,477,000
Benchmark range: $2,180,000 – $2,774,000
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)
Remodel / interior alteration (92502): Pending in review for 2.2 yr (9.9× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Accessory dwelling unit at 34 Wolfe Grade (0.41 mi S, applied). 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, 2 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.
268 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.
In "Entitled" for 8.4 yr (since Jun 8, 2018), with no new permit record in 8.4 yr. · 1 unit
In "Entitled" for 8.4 yr (since Jun 28, 2018), with no new permit record in 8.4 yr. · 1 unit
In "Entitled" for 8.3 yr (since Jul 31, 2018), with no new permit record in 8.3 yr. · 1 unit
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 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)
Other permit application filed (B47788)
Current status: Issued
Declared valuation: $62,200 · Contractor: Solarcraft Services
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit issued (B47788)
Recorded status: Issued
Declared valuation: $62,200 · Contractor: Solarcraft Services
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Solar / battery storage permit application filed (180943)
Current status: Issued
Removal Of (E) Pv System · Declared valuation: $2,500 · Contractor: Tesla Energy
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (180943)
Recorded status: Issued
Removal Of (E) Pv System · Declared valuation: $2,500 · Contractor: Tesla Energy
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
85 Corte Dorado · 1 unit · $205,000 valuation
Records span Jun 23, 2025 to Oct 9, 2025 (1 permit).
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 "Applied" for 2.8 yr (since Jan 17, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Pending in review for 2.2 yr (9.9× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
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).
In "Entitled" for 8.4 yr (since Jun 28, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 7.1 yr (since Oct 9, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 6.4 yr (since Jul 1, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
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 |
|---|---|---|---|---|
| Solarcraft Services | Other | 1 on parcel2 in ½ mi | $107,200 | 0 vs 0 prior |
| Jemico | Windows / doors / siding | 1 on parcel1 in ½ mi | $51,171 | 0 vs 0 prior |
| Environmental Resource Group | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $50,000 | 0 |
| 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 ($24,750/yr) + local voter-approved bond debt ($3,713/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.
−$151,974/yr
Cash needed: $544,500
NOI: -$1,794/yr
P&I: $12,515/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 | −$13,041/mo | -28.7% | $21,216/mo | −$13,132/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,275/mo | −$12,664/mo | -27.9% | $19,637/mo | −$12,570/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 | −$12,448/mo | -27.4% | $19,181/mo | −$12,143/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.
Removal Of (E) Pv System
Remodel Incl Kitchen, Demo (E) Stair & (N) Kitchenette @ Lower Flr, (N) Family Rm, (N) Pwdr Rm @ Gar; Windows & Doors; Roof Reconfig Over Kitch
Remodel bathroom including installation of new shower, bathtub, toilet and 2 vanities
replacing 4 full frame patio doors and 2 retrofit windows. — Non-structural Door/Window Replacement
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
1.55 acres
Assessor's classification for assessment purposes. This is not zoning.
71 UPPER TOYON DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 071-042-33. Assessed value is not market value.
Search by parcel number 071-042-33 (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.
| Tesla Energy | Solar / battery storage | 1 on parcel1 in ½ mi | $2,500 | 0 vs 0 prior |
| Owner Builder Recent nearby: 85 Corte Dorado (Jun 1, 2026) | Remodel / interior alteration | 35 in ½ mi | $6,626,700 | 226 vs 240 prior−6% |
| Owner Recent nearby: 53 Corte Dorado (Jul 8, 2021) | New garage / accessory structure | 20 in ½ mi | $1,911,008 | 25 vs 15 prior+67% |
| Hendrickson Pools Recent nearby: 500 Los Cerros Dr (May 11, 2022) | Pool / spa | 11 in ½ mi | $1,125,250 | 3 vs 4 prior |
| Floyd Construction Recent nearby: 201 Upper Toyon Dr (Aug 21, 2024) | Remodel / interior alteration | 6 in ½ mi | $1,155,000 | 3 vs 5 prior |
| G Family Construction Recent nearby: 126 Cypress Ave (Jul 6, 2021) | Addition (adds square footage) | 5 in ½ mi | $3,105,000 | 0 vs 0 prior |
| Goltermann Construction Recent nearby: 33 Cypress Ave (Aug 21, 2020) | Demolition | 5 in ½ mi | $1,500,000 | 0 vs 0 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) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| Plumbing / water heater / sewerOn this parcel | 2,211 | 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.