223 Mcallister Ave
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95294, -122.54456
Executive Verdict · Public-Records Synthesis
Zoned R2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,277,000 ($2,004,000–$2,550,000).
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
- ✓ Documented permitted upgrades (+$22,050 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 20, 2026).
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 64% 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: Accessory dwelling unit at 34 Wolfe Grade (0.49 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 (~$26,636/yr at $2,277,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,220/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:
- 7,492 sq ft (0.17 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 223 MCALLISTER AVE; 225 MCALLISTER AVE
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 64% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 36% 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: $2,004,000 – $2,550,000 · 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)0.49 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 105 Oak Ave (Issued)0.2 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)0.35 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).
- Accessory dwelling unit at 66 Hanken Dr (adu 66a) (Issued)0.46 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, 44 in ½ mi · Remodel / interior alteration); J Castillo Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); De Mello Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (61 in ½ mi · Remodel / interior alteration); Hendrickson Pools (13 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 94078 | Remodel / interior alteration | Applied | App. Mar 20, 2026 | $9,560 | Convert Duplex Into S F D - Demo Partial Walls To Combine Duplex; Add Beams; Demo Kitchen At 225 Mcallister And Convert … |
| 171624 | Addition (adds square footage) | Issued | Iss. Jun 9, 2022 | $35,000 | Convert Garage To Bed & Bath; Addition |
| B29666 | HVAC / heat pump | Issued | Iss. May 9, 2022 | $25,000 | Kitchen renovation — New Circuits / Outlets, Replace Circuits / Outlets; Replace Plumbing Fixtures(s); New Ductwork, Mec… |
| 149808 | Roof replacement | Issued | Iss. Nov 16, 2015 | $16,040 | Re-Roof ***Extended To 9/10/2019 |