1101 Sir Francis Drake Blvd
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95773, -122.55079
Executive Verdict · Public-Records Synthesis
Zoned RMP-30 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,276,000 ($2,003,000–$2,549,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-30 allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Nov 24, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 52% 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: New home at 7 Cedar Ave (0.12 mi SW, 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 (~$26,624/yr at $2,276,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,219/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:
- 8,407 sq ft (0.19 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 1101 SIR FRANCIS DRAKE BLVD
Zoning & Land Use
RMP-30 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-30 (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-30 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-30 (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) (about 52% of the lot, map Mar 24, 2025)
- 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: $2,003,000 – $2,549,000 · 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
- New home at 7 Cedar Ave (Issued)0.12 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).
- Accessory dwelling unit at 66 Hanken Dr (adu 66a) (Issued)0.2 mi NE
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 75 Rock Rd (Issued)0.48 mi SW
Active in "Issued" for 2.2 yr (first record Aug 27, 2024) with no new permit activity recorded in 18 mo. High-impact scale (1 housing unit, $936,400 declared valuation across 1 permit).
- New home at 105 Oak Ave (Issued)0.48 mi E
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).
Entity-resolved builders & contractors in ½ mile: Upstate Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Lowes Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner (33 in ½ mi · Remodel / interior alteration); Owner Builder (28 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44893 | Roof replacement | Issued | Iss. Nov 24, 2025 | $24,194 | Re roof tear off comp shingles 39 sq and replace comp with GAF comp shingles — ReRoofing; With Electronic Inspection |
| B20663 | Plumbing / water heater / sewer | Issued | Iss. Dec 26, 2019 | $10,446 | Install new water line with Mole technology. 110' line from meter to home. — Replace Plumbing Fixtures(s) |
| 150597 | Electrical / panel | Issued | Iss. Feb 2, 2016 | $3,000 | Repl 4 Meter Apartment Service In Kind***Ext To 2/2/19 |