111 Oak Ave
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95555, -122.54276
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 $2,463,000 ($2,167,000–$2,759,000).
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 18,252 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 (+$49,920 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 1, 2025).
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: 0.2% annual chance flood hazard (shaded X))
about 13% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
General repair (179118): Issued after 2.7 yr (11.7× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 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 (~$28,775/yr at $2,463,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,398/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:
- 18,252 sq ft (0.42 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 111 OAK AVE
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 18,252 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: 0.2% annual chance flood hazard (shaded X) (about 13% of the lot); Zone X: minimal flood hazard (about 87% 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: $2,167,000 – $2,759,000 · 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)
18 active or recent development projects (15 housing units across completed, permitted, and pipeline stages) and 484 total building permits recorded within ½ mile.
- New construction11 permits
- Adds housing (ADU)14 permits (14 units)
- Demolition2 permits
- Additions & renovations55 permits
- Building systems323 permits
- Repairs26 permits
- Other53 permits
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).
- General repair (179118) (Issued)On this parcel
Issued after 2.7 yr (11.7× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- Pool / spa (179117) (Issued)On this parcel
Issued after 2.7 yr (7.1× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
- New garage / accessory structure (179116) (Issued)On this parcel
Issued after 2.7 yr (5.9× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Entity-resolved builders & contractors in ½ mile: Siteline Construction (3 on parcel, 3 in ½ mi · General repair); K And S Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (59 in ½ mi · Remodel / interior alteration); Owner (44 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43277 | Solar / battery storage | Issued | Iss. Aug 1, 2025 | $67,512 | 10.12 kW-DC Residential Roof Mount Solar PV System Installation with 15 kWh Energy Storage. |
| 179118 | General repair | Issued | Iss. Apr 24, 2025 | $14,000 | Retaining Wall |
| 179117 | Pool / spa | Issued | Iss. Apr 24, 2025 | $68,000 | Pool |
| 179116 | New garage / accessory structure | Issued | Iss. Apr 24, 2025 | $53,000 | Pergola; Deck; Wet Bar; Outdoor Shower; Fireplace Wall |
| B31345 | HVAC / heat pump | Issued | Iss. Oct 10, 2022 | $5,500 | replace furnace in attic — Replace Mechanical Appliance |