114 Villa Ct
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95644, -122.54263
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,310,000 ($2,033,000–$2,587,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,757 sq ft lot. Local precedent is active with 6 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$7,920 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Apr 14, 2021).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 34 Wolfe Grade (0.38 mi E, 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 (~$27,015/yr at $2,310,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,251/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:
- 9,757 sq ft (0.22 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 114 VILLA CT
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2, a single-family residential zone. The lot is 9,757 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- 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: $2,033,000 – $2,587,000 · 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)0.38 mi E
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 49 Laurel Grove Ave (Issued)290 ft E
Active in "Issued" for 9.3 yr (first record Jul 18, 2017) with no new permit activity recorded in 9.1 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
- New home at 105 Oak Ave (Issued)430 ft S
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 66 Hanken Dr (adu 66a) (Issued)0.33 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump); Solar Optimum (1 on parcel, 1 in ½ mi · Solar / battery storage); Master Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (57 in ½ mi · Remodel / interior alteration); Owner (40 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 167788 | Solar / battery storage | Issued | Iss. Apr 14, 2021 | $22,000 | (60.1) 8.51 Kw Rooftop Photovoltaic System And Energy Storage System |
| B20031 | Roof replacement | Issued | Iss. Oct 3, 2019 | $6,800 | Re-roof — ReRoofing |
| B14791 | Plumbing / water heater / sewer | Issued | Iss. Apr 24, 2018 | $2,500 | Change out of 50 Gallon Natural Gas Water heater using all existing tie ins and existing gas line. — Replace Plumbing Fi… |
| B14755 | HVAC / heat pump | Issued | Iss. Apr 18, 2018 | $5,500 | Change out of Central Gas Furnace 95% — Replace Mechanical Appliance |