Kentfield 94904 · Kentfield · APN 071-121-31 · Unincorporated Marin
Zoned R1-B3 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,493,000 ($2,194,000–$2,792,000).
Zoned R1-B3 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 72,484 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 9, 2025).
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.
$2,493,000
Benchmark range: $2,194,000 – $2,792,000
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)
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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,427/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 6 permitted, 5 proposed or in review; 2 demolitions.
13 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.
307 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 R1-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 6.9 yr (first record Dec 12, 2019), with no completion or new permit record in 6.9 yr. · $4,700 declared valuation
In "Applied" for 6.9 yr (since Dec 26, 2019), with no new permit record in 6.9 yr. · 1 unit · $500,000 declared valuation
In "Applied" for 5.9 yr (since Dec 28, 2020), with no new permit record in 5.9 yr. · 1 unit · $40,000 declared valuation
In "Applied" for 5.9 yr (since Jan 4, 2021), with no new permit record in 5.9 yr. · 1 unit · $12,000 declared valuation
In "Applied" for 5.8 yr (since Jan 12, 2021), with no new permit record in 5.7 yr. · 1 unit · $120,000 declared valuation
Permit issued and active for 7.7 yr (first record Mar 14, 2019), with no completion or new permit record in 5.5 yr. · 1 unit · $1,217,500 declared valuation
Nearby other (11 Stetson Ave): First appeared in published agency feed
Record 94636 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (17 Toussin Ave): First appeared in published agency feed
Record 94627 · 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 roof replacement (136 Terrace Ave): First appeared in published agency feed
Record B48914 · 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
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)
1004 Sir Francis Drake Blvd · $30,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
60 Redwood Dr · 1 unit · $204,500 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
332 Kent Ave · 1 unit · $1,000,000 valuation
Records span Nov 10, 2025 to Jun 8, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
6 Cedar Ave · 1 unit · $500,000 valuation
Records span Aug 21, 2025 to Apr 21, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
11 Stetson Ave · 1 unit · $16,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
55 Redwood Dr A D U 55 A · 1 unit · $895,000 valuation
Records span Jun 12, 2025 to Jan 8, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
55 Redwood Dr · $10,000 valuation
Records span Jun 12, 2025 to Oct 6, 2025 (1 permit).
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)
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 →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).
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).
In "Entitled" for 3.6 yr (since Mar 23, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
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).
In "Entitled" for 3.4 yr (since Jun 15, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 2.9 yr (since Dec 14, 2023), 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 |
|---|---|---|---|---|
| Hcl Construction | Addition (adds square footage) | 1 on parcel2 in ½ mi | $95,000 | 1 vs 0 prior |
| Moore Home Services | HVAC / heat pump | 1 on parcel1 in ½ mi | $24,505 | 0 vs 0 prior |
| Safe Step Walk In Tub | Remodel / interior alteration | 1 on parcel1 in ½ mi | $9,500 |
| 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 ($24,950/yr) + local voter-approved bond debt ($3,743/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.
−$153,417/yr
Cash needed: $548,900
NOI: -$2,024/yr
P&I: $12,616/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 | −$13,161/mo | -28.8% | $21,384/mo | −$13,254/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,275/mo | −$12,785/mo | -27.9% | $19,793/mo | −$12,692/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 | −$12,568/mo | -27.5% | $19,333/mo | −$12,264/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.
Finaled / completed1 unitsSep 10, 2019 – Mar 19, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Replace 4 retrofit windows. — Non-structural Door/Window Replacement
Install New Mitsubishi Outdoor Heat Pump Model SLZ-KF15NA Serial 2YM02805 below the deck - Indoor Unit Model MXZ-3C30NA3 Serial 2XU18403A in the dining room below the window and one 4 way ceiling cassette Model MFZ-KJ15NA Serial 0YA02810A in the master bedroom — Mechanical Appliance
Replace failed furnace with new furnace — Replace Mechanical Appliance
100/30A Transfer Switch for Portable Generator, 200A to 200A Safety Swap — New Circuits / Outlets, Service Upgrade
Replace [E] Tub W/ Walk-In, [N] 20a Circuit
Addtn To Guest House To Make Adu, New Foundation T.D. 10/17/19
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2021 | —(164167) | ADU · Renter | — | — | 1 (Mar 19, 2021) | — |
| 2020 | — | ADU · Renter | — | 1 (Feb 10, 2020) | — | — |
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
1.66 acres
Assessor's classification for assessment purposes. This is not zoning.
33 TOUSSIN AVE; 35 TOUSSIN AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 071-121-31. Assessed value is not market value.
Search by parcel number 071-121-31 (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.
| Divine Electric | Electrical / panel | 1 on parcel1 in ½ mi | $6,058 | 2 vs 1 prior |
| Jemico | Windows / doors / siding | 1 on parcel1 in ½ mi | $4,460 | 0 vs 0 prior |
| Ernest Ongaro And Sons | HVAC / heat pump | 1 on parcel1 in ½ mi | $4,300 | 0 vs 0 prior |
| Owner Recent nearby: 63 Hermit Ln (May 19, 2023) | Remodel / interior alteration | 33 in ½ mi | $1,424,655 | 25 vs 15 prior+67% |
| Owner Builder Recent nearby: 60 Redwood Dr (Jul 18, 2025) | Remodel / interior alteration | 30 in ½ mi | $3,276,000 | 226 vs 240 prior−6% |
| Juan Calmell Recent nearby: 330 Kent Ave (Mar 10, 2021) | New garage / accessory structure | 6 in ½ mi | $337,000 | 0 vs 0 prior |
| Advanced Building Solutions Recent nearby: 55 Redwood Dr A D U 55 A (Jan 8, 2026) | Accessory dwelling unit (new or conversion) | 5 in ½ mi | $2,515,000 | 3 vs 2 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) |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
| Electrical / panelOn this parcel | 3,019 | 0d | 0d | 0d | 2d | 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.