16 Geary Ave
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95902, -122.54986
Executive Verdict · Public-Records Synthesis
Zoned RMP-5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,453,000 ($2,159,000–$2,747,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-5 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$117,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 28, 2023).
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)
- ! 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 66 Hanken Dr (adu 66a) (0.12 mi E, issued). 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 (~$28,660/yr at $2,453,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,388/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:
- 11,805 sq ft (0.27 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 16 GEARY AVE
Zoning & Land Use
RMP-5 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-5 (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-5 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-5 (multifamily residential), not a single-family residential zone.
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: $2,159,000 – $2,747,000 · 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
Nearby Activity (½ mile radius, since November 2024)
17 active or recent development projects (14 housing units across completed, permitted, and pipeline stages) and 330 total building permits recorded within ½ mile.
- New construction10 permits (3 units)
- Adds housing (ADU)8 permits (8 units)
- Demolition4 permits
- Additions & renovations26 permits
- Building systems232 permits
- Repairs19 permits
- Other31 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 66 Hanken Dr (adu 66a) (Issued)0.12 mi E
Active in "Issued" for 3.1 yr (first record Sep 29, 2023) with no new permit activity recorded in 2.8 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New home at 7 Cedar Ave (Issued)0.22 mi SW
Active in "Issued" for 7.7 yr (first record Mar 14, 2019) with no new permit activity recorded in 5.5 yr. High-impact scale (1 housing unit, $1,217,500 declared valuation across 2 permits).
- New home at 105 Oak Ave (Issued)0.48 mi SE
Active in "Issued" for 4.3 yr (first record Jul 15, 2022) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $965,000 declared valuation across 3 permits).
- Accessory dwelling unit at 22 Maple Ave (Applied)0.2 mi SE
In "Applied" for 5.9 yr (since Jan 4, 2021), 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: G Family Construction (1 on parcel, 4 in ½ mi · Addition (adds square footage)); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage); Suns Free Solar (1 on parcel, 1 in ½ mi · Electrical / panel); Owner (34 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B35196 | Solar / battery storage | Issued | Iss. Aug 28, 2023 | $21,000 | Install 3 battery backups |
| 162283 | Solar / battery storage | Issued | Iss. Aug 8, 2019 | $21,000 | Battery Back-Up Solar - Express |
| 157525 | Remodel / interior alteration | Issued | Iss. Jan 24, 2018 | $650,000 | Rmdl Kit & 4 Bas, Closet Area; Repl/Add Wndw, Doors. T.D. 12/22/17 |
| 151369 | Electrical / panel | Issued | Iss. Mar 29, 2016 | $1,215 | Electric Vehicle Charging |