Kentfield 94904 · Kentfield · APN 074-122-17 · Unincorporated Marin
Zoned R1-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,263,000 ($1,991,000–$2,535,000).
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
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 7, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$2,263,000
Benchmark range: $1,991,000 – $2,535,000
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)
Closest lead: Magnolia Village (0.25 mi SW, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,206/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 10 permitted; 1 demolition; 1 commercial or mixed-use project.
12 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
237 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R1-B1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 13 yr (first record Nov 12, 2013), with no completion or new permit record in 12.7 yr. · 1 unit · $1,000,000 declared valuation
Permit issued and active for 13 yr (first record Oct 28, 2013), with no completion or new permit record in 12.5 yr. · 1 unit · $380,508 declared valuation
Permit issued and active for 12.7 yr (first record Mar 6, 2014), with no completion or new permit record in 12.5 yr. · $2,400,000 declared valuation
In "Applied" for 12.4 yr (since Jun 18, 2014), with no new permit record in 12.4 yr. · $19,805 declared valuation
Permit issued and active for 11.9 yr (first record Dec 8, 2014), with no completion or new permit record in 11.7 yr. · $1,000 declared valuation
Permit issued and active for 11.5 yr (first record May 19, 2015), with no completion or new permit record in 10.5 yr. · $80,000 declared valuation
Nearby permit (caed30fe5602515ed7bb1aafc27cf14c28c27608): First appeared in published agency feed
Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby permit (fba95eb030ed7d34532e4acacd38c98e5960d7a6): First appeared in published agency feed
Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (70 Lancaster Ave): First appeared in published agency feed
Record B48941 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (250 Bon Air Rd): First appeared in published agency feed
Record 94609 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (136 Terrace Ave): First appeared in published agency feed
Record B48914 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby permit (b8db6838c020c1df3849679810d5f2210e644e76): First appeared in published agency feed
Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby permit (d167602d8a61a9dbcae8bb0646178d41cefc3920): First appeared in published agency feed
Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $2,157,052 in September 2025 to $2,308,409 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
847 Sir Francis Drake Blvd · 1 unit · $240,000 valuation
Records span Mar 12, 2026 to Sep 30, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
801 College Ave · $75,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
70 Berens Dr (A D U 70 A) · 1 unit · $200,000 valuation
Records span Jul 18, 2025 to Nov 26, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94904 home-value index checkpoint
Changed from $2,256,428 in September 2024 to $2,157,052 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
105 Oak Ave · 1 unit · $965,000 valuation
Records span Jul 15, 2022 to Sep 22, 2025 (3 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
675 Sir Francis Drake Blvd · $30,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →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).
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).
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).
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).
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).
In "Applied" for 5.8 yr (since Feb 3, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,517 parcels
−34.9% YoY
City baseline: 16.4 / 1k
104 in trailing 24m
Includes 29 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder | Remodel / interior alteration | 1 on parcel39 in ½ mi | $6,183,000 | 226 vs 240 prior−6% |
| Owner | Remodel / interior alteration | 2 on parcel29 in ½ mi | $1,656,708 | 25 vs 15 prior+67% |
| Lutz Electric | Electrical / panel | 1 on parcel |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
HUD Small Area Fair Market Rent · ZIP 94904
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($22,650/yr) + local voter-approved bond debt ($3,398/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$136,816/yr
Cash needed: $498,300
NOI: $621/yr
P&I: $11,453/mo
For $0/mo net cash flow
At $3,275/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,013/mo | −$11,778/mo | -28.4% | $19,453/mo | −$11,853/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,275/mo | −$11,401/mo | -27.5% | $18,005/mo | −$11,291/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,472/mo | −$11,185/mo | -26.9% | $17,587/mo | −$10,863/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Remodel Kitchen & Bath; Repl/Add Windows/Drs; Deck; Electrical, Incl E V Charger; H V A C
Install a new sub panel @ the garage to remove double lugging at the main panel and move one branch circuit to sub, currently no jacket on the wire. exposed conductors — Replace Circuits / Outlets
New roof shingles — ReRoofing
Replacing 2 existing sliding glass doors with double pane glass. — Non-structural Door/Window Replacement
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
31 BERENS DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 074-122-17. Assessed value is not market value.
Search by parcel number 074-122-17 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| $2,000 |
| 0 vs 0 prior |
| Hendrickson Pools Recent nearby: 112 Mcallister Ave (Jan 4, 2024) | Pool / spa | 9 in ½ mi | $1,031,000 | 3 vs 4 prior |
| Mccarthy Building Recent nearby: 250 Bon Air Rd Bldg E (Jun 6, 2017) | New commercial / non-residential building | 9 in ½ mi | $161,760 | 0 vs 0 prior |
| Levine Design And Construction Recent nearby: 82 Berens Dr (Apr 9, 2018) | Addition (adds square footage) | 5 in ½ mi | $779,000 | 1 vs 4 prior |
| Michael Stone Recent nearby: 33 Rosebank Ave (Apr 20, 2023) | Remodel / interior alteration | 5 in ½ mi | $417,600 | 2 vs 1 prior |
| Goltermann Construction Recent nearby: 6 Fay Dr (Nov 29, 2016) | Addition (adds square footage) | 4 in ½ mi | $691,500 | 0 vs 0 prior |
| Bay City Contractors Recent nearby: 20 Rosebank Ave (Aka 20a Rosebank) (Apr 11, 2024) | Remodel / interior alteration | 4 in ½ mi | $127,500 | 0 vs 2 prior |
| Alten Construction Merged: ALTEN CONSTRUCTION · ALTEN CONSTRUCTION LLC Recent nearby: 675 Sir Francis Drake Blvd (Apr 1, 2025) | Commercial tenant improvement | 3 in ½ mi | $9,090,000 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 157d(vs 167d prior) |
| Remodel / interior alterationOn this parcel | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
| Electrical / panelOn this parcel | 3,019 | 0d | 0d | 0d | 2d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.