35 Manor Rd
Greenbrae 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95423, -122.53573
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 $2,362,000 ($2,079,000–$2,645,000).
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 11,456 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
- ✓ Documented permitted upgrades (+$31,308 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 7, 2022).
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))
all 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
Solar / battery storage (164648): Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 34 Wolfe Grade (240 ft N, 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 (~$27,613/yr at $2,362,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,301/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:
- 11,456 sq ft (0.26 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 35 MANOR RD
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 11,456 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) (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: $2,079,000 – $2,645,000 · 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)240 ft N
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).
- Solar / battery storage (164648) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- New commercial building at 675 Sir Francis Drake Blvd (Issued)0.25 mi S
Active in "Issued" for 12.7 yr (first record Mar 6, 2014) with no new permit activity recorded in 12.5 yr. High-impact scale ($2,400,000 declared valuation across 2 permits).
- New home at 29 Mann Dr (Issued)0.27 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Envision Builders (1 on parcel, 3 in ½ mi · Remodel / interior alteration); John Owens Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Nexus Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Sunshine Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (65 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B28274 | HVAC / heat pump | Issued | Iss. Jan 7, 2022 | $37,771 | Two systems- System 1: Replace furnace and add AC. System 2: Install new heat pump system and ducts. — Replace Ductwork,… |
| 164648 | Solar / battery storage | Issued | Iss. May 15, 2020 | $24,000 | Rooftop Photovoltaic System 7.8kw |
| B20846 | Roof replacement | Issued | Iss. Jan 21, 2020 | $15,000 | tear off one roof install 30 year comp roof — ReRoofing |
| 154093 | Remodel / interior alteration | Issued | Iss. Dec 15, 2016 | $70,000 | Rmdl Kit - Express |