8 Upper Toyon Dr
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95981, -122.53308
Executive Verdict · Public-Records Synthesis
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 $2,436,000 ($2,144,000–$2,728,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Mar 14, 2024, 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot of lot)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 34 Wolfe Grade (0.37 mi SW, 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)
- ! Year 1 Prop 13 tax reset (~$28,464/yr at $2,436,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,372/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:
- 20,735 sq ft (0.48 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 8 UPPER TOYON DR
Zoning & Land Use
RR-B3 — Residential Restricted (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RR-B3 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RR-B3 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned RR-B3 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- 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: $2,144,000 – $2,728,000 · 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
- Accessory dwelling unit at 34 Wolfe Grade (Applied)0.37 mi SW
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).
- New home at 138 Cypress Ave (Issued)0.22 mi W
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).
- New home at 29 Mann Dr (Issued)0.35 mi SW
Active in "Issued" for 12.7 yr (first record Mar 6, 2014) with no new permit activity recorded in 12.4 yr. High-impact scale (1 housing unit, $1,030,000 declared valuation across 1 permit).
- New home (Entitled)0.1 mi E
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).
Entity-resolved builders & contractors in ½ mile: Owner (2 on parcel, 23 in ½ mi · Remodel / interior alteration); The Roofer (1 on parcel, 1 in ½ mi · Roof replacement); Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding); Rivas Concrete (1 on parcel, 1 in ½ mi · Other); Owner Builder (31 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37354 | Windows / doors / siding | Issued | Iss. Mar 14, 2024 | $15,457 | Replace 3 full frame window in Bay unit — Non-structural Door/Window Replacement |
| 159541 | New garage / accessory structure | Issued | Iss. Sep 10, 2018 | $95,000 | Rebld Acc Struct, Uncond T.D. 1/4/18 |
| B12407 | Roof replacement | Issued | Iss. May 11, 2017 | $18,900 | Tear-off, re-sheath & re-roof — ReRoofing |
| 147904 | Other | Issued | Iss. Jul 7, 2015 | $10,000 | Repair Part Of Garage Foundation |
| 147421 | General repair | Issued | Iss. Jun 4, 2015 | $12,610 |