10 Stadium Way
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95287, -122.54518
Executive Verdict · Public-Records Synthesis
Zoned R2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,276,000 ($2,003,000–$2,549,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R2 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 12, 2023, 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
103 substantial renovation & housing permits over 24 months (40.9 per 1,000 parcels vs. 16.3 citywide baseline) (#7 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Kentfield)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 51% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 105 Oak Ave (0.22 mi NE, 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:
- 10 STADIUM WAY; 12 STADIUM WAY
Zoning & Land Use
R2 — Residential Two Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R2 (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.
- SB 9: split into two lotsCan't tell
Zoned R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 51% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 49% 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
Nearby Activity (½ mile radius, since November 2024)
17 active or recent development projects (14 housing units across completed, permitted, and pipeline stages) and 405 total building permits recorded within ½ mile.
- New construction9 permits (1 units)
- Adds housing (ADU)11 permits (11 units)
- Demolition3 permits
- Additions & renovations38 permits
- Building systems278 permits
- Repairs18 permits
- Other48 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 105 Oak Ave (Issued)0.22 mi NE
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 625 College Ave (a D U 627) (Issued)0.32 mi SW
Active in "Issued" for 3.9 yr (first record Dec 7, 2022) with no new permit activity recorded in 3 yr. High-impact scale (1 housing unit, $4,500,000 declared valuation across 1 permit).
- New home at 7 Cedar Ave (Issued)0.44 mi NW
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)0.45 mi N
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: Owner (1 on parcel, 46 in ½ mi · Remodel / interior alteration); Ernest Ongaro And Sons (1 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Dickson (2 on parcel, 2 in ½ mi · HVAC / heat pump); Booth And Little (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (63 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B34251 | Roof replacement | Issued | Iss. Jun 12, 2023 | $10,400 | Reroof over existing duplex unit — ReRoofing |
| B16051 | Plumbing / water heater / sewer | Issued | Iss. Oct 1, 2018 | $2,200 | Change out of Tankless Water heater - PE210A — Replace Plumbing Fixtures(s) |
| 144574 | HVAC / heat pump | Issued | Iss. Oct 20, 2014 | $3,500 | Repl Furnace |
| 144049 | HVAC / heat pump | Issued | Iss. Sep 8, 2014 | $6,000 | Repl Furnace & Move Some Vents - Asbestos Present |
| 143106 | Remodel / interior alteration | Issued | Iss. Jul 25, 2014 | $24,000 | Rmdl Kit & Ba |