38 Berens Dr
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94891, -122.54241
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,402,000 ($2,114,000–$2,690,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B1 allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$150,468 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Apr 29, 2026).
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 5% 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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (179558): Issued after 7.2 yr (16.5× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Magnolia Village (0.24 mi S, entitled). 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 (~$28,073/yr at $2,402,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,339/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:
- 7,318 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 38 BERENS DR
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 5% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B1, a single-family residential zone. The lot is 7,318 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 5% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 5% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 29% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 67% 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: $2,114,000 – $2,690,000 · 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
- Magnolia Village (Entitled)0.24 mi S
In "Entitled" for 3.8 yr (since Feb 1, 2023), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (20 housing units, 4 deed-restricted affordable across 0 permits).
- Addition (adds square footage) (179558) (Issued)On this parcel
Issued after 7.2 yr (16.5× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
- Remodel / interior alteration (175048) (Issued)On this parcel
Issued after 12 mo (4.5× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Remodel / interior alteration (87180) (Applied)On this parcel
Pending in review for 5.9 yr (26.0× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Entity-resolved builders & contractors in ½ mile: Owner Builder (3 on parcel, 43 in ½ mi · Remodel / interior alteration); Owner (1 on parcel, 28 in ½ mi · Remodel / interior alteration); John Blickman Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Gaf Energy (2 on parcel, 2 in ½ mi · Solar / battery storage); Sun First! (1 on parcel, 1 in ½ mi · Other).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46633 | Other | Issued | Iss. Apr 29, 2026 | $12,821 | — |
| 179558 | Addition (adds square footage) | Issued | Iss. Jul 3, 2025 | $169,000 | Rmdl; Addn***Extended To 3/30/23; Al/Nh (Check Holds) T.D. 5/10/18 2/9/22; Left Vm With Owner; Al ***Extended To 11-30-2… |
| B36572 | Solar / battery storage | Issued | Iss. Jan 2, 2024 | $14,000 | 7.544kW PV system. 164 modules, 2 inverters, 125a load center |
| 175048 | Remodel / interior alteration | Issued | Iss. Sep 25, 2023 | $18,000 | Bathroom Remodel - Express |
| B33441 | Solar / battery storage | Issued | Iss. Apr 14, 2023 |