65 Berens Dr
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94921, -122.54386
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 $2,364,000 ($2,080,000–$2,648,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B1 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
- ✓ Documented permitted upgrades (+$132,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jun 30, 2016).
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 1% of the lot of lot)
Zone AE: regulatory floodway (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: Magnolia Village (0.26 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 (~$27,636/yr at $2,364,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,303/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:
- 6,578 sq ft (0.15 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 65 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 regulatory floodway covers about 1% of the lot: SB 9 requires a no-rise certification.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B1, a single-family residential zone. The lot is 6,578 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA regulatory floodway covers about 1% of the lot: SB 9 requires a no-rise certification.
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: regulatory floodway (Special Flood Hazard Area) (about 1% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 9% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 5% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 84% 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: $2,080,000 – $2,648,000 · 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)0.26 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).
- Accessory dwelling unit at 625 College Ave (a D U 627) (Issued)0.34 mi W
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 617 College Ave (Issued)0.34 mi W
Active in "Issued" for 13 yr (first record Nov 12, 2013) with no new permit activity recorded in 12.7 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New commercial building at 675 Sir Francis Drake Blvd (Issued)0.4 mi E
Active in "Issued" for 12.7 yr (first record Mar 6, 2014) with no new permit activity recorded in 12.5 yr. High-impact scale ($2,400,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Building Alchemy (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Owner Builder (45 in ½ mi · Remodel / interior alteration); Owner (33 in ½ mi · Remodel / interior alteration); Mccarthy Building (9 in ½ mi · New commercial / non-residential building); Hendrickson Pools (6 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 152598 | Addition (adds square footage) | Issued | Iss. Jun 30, 2016 | $375,000 | Addn; Rmdl; Deck & Spiral Stair; Struct Door; Furnace Reloc 04/27/16 |
| 152547 | Demolition | Issued | Iss. Jun 27, 2016 | $4,200 | Demolish Pool |