860 College Ave
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95487, -122.54783
Executive Verdict · Public-Records Synthesis
Zoned RMPC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,291,000 ($2,016,000–$2,566,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMPC 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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Aug 24, 2017, 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
- ! FEMA Special Flood Hazard Area (AE, about 86% 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 7 Cedar Ave (0.24 mi NW, 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 (~$26,797/yr at $2,291,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,233/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:
- 9,191 sq ft (0.21 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 860 COLLEGE AVE; 860 COLLEGE AVE A; 860 COLLEGE AVE B
Zoning & Land Use
RMPC — Residential Commercial Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMPC (mixed use): 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 RMPC (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMPC (mixed use), not a single-family residential zone.
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 86% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 12% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 1% 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: $2,016,000 – $2,566,000 · 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)0.24 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).
- New home at 105 Oak Ave (Issued)0.29 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).
- Accessory dwelling unit at 66 Hanken Dr (adu 66a) (Issued)0.3 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).
- Accessory dwelling unit at 625 College Ave (a D U 627) (Issued)0.34 mi S
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).
Entity-resolved builders & contractors in ½ mile: Rempe Steve General Contr (3 on parcel, 3 in ½ mi · Addition (adds square footage)); Alsterlind Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Power Pole Service (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (61 in ½ mi · Remodel / interior alteration); Owner (50 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 156348 | Commercial tenant improvement | Issued | Iss. Aug 24, 2017 | $175,000 | Tenant Improv- Rio Rock Acai Cafe T.D. 5/2/17 |
| 156260 | HVAC / heat pump | Issued | Iss. Aug 16, 2017 | $600 | One Hr Rated Shaft Fm Restaurant Thru Roof |
| 148216 | Electrical / panel | Issued | Iss. Jul 30, 2015 | $450 | Temp Power For Const |
| 141715 | Addition (adds square footage) | Issued | Iss. Feb 27, 2014 | $950,000 | Rmdl Comm Sp; Remodel 2 Res Units, Adding A Total Of 31 Sq Ft (B &2/ R-3 Ocupancies) ***Extend To 2/27/17 T.D. 10/11/13 |
| 141714 | New garage / accessory structure | Issued | Iss. Feb 27, 2014 |