641 Goodhill Rd
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95549, -122.56660
Executive Verdict · Public-Records Synthesis
Zoned RSP-1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,469,000 ($2,173,000–$2,765,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 46,130 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 13, 2022, 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
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 432 Woodland Rd (0.4 mi SE, 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 (~$28,844/yr at $2,469,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,404/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:
- 46,130 sq ft (1.06 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 641 GOODHILL RD
Zoning & Land Use
RSP-1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-1, a single-family residential zone. The lot is 46,130 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0454E, effective March 17, 2014
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,173,000 – $2,765,000 · 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
Nearby Activity (½ mile radius, since November 2024)
14 active or recent development projects (14 housing units across completed, permitted, and pipeline stages) and 137 total building permits recorded within ½ mile.
- New construction7 permits (3 units)
- Adds housing (ADU)8 permits (8 units)
- Demolition1 permit
- Additions & renovations15 permits
- Building systems82 permits
- Repairs10 permits
- Other14 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 432 Woodland Rd (Applied)0.4 mi SE
In "Applied" for 2.6 yr (since Apr 12, 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, $1,250,000 declared valuation across 1 permit).
- New home at 15 Spring Rd (Issued)440 ft SE
Active in "Issued" for 11.4 yr (first record Jun 24, 2015) with no new permit activity recorded in 11.1 yr. High-impact scale (1 housing unit, $2,745,000 declared valuation across 1 permit).
- Rafenelli- Goodenoff (Issued)0.42 mi N
Active in "Issued" for 9.3 yr (first record Jul 13, 2017) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
- New home at 75 Rock Rd (Issued)0.44 mi E
Active in "Issued" for 2.2 yr (first record Aug 27, 2024) with no new permit activity recorded in 18 mo. High-impact scale (1 housing unit, $936,400 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Quattro Solar (1 on parcel, 1 in ½ mi · Electrical / panel); Fast Water Heater (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Gardeners Guild (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (17 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B31402 | Plumbing / water heater / sewer | Issued | Iss. Oct 13, 2022 | $2,088 | Remove/replace gas water heater — Replace Plumbing Fixtures(s) |
| B24353 | Electrical / panel | Issued | Iss. Dec 7, 2020 | $6,900 | Residential upgrade of the main service panel to 200A. — Service Upgrade |
| 155846 | Plumbing / water heater / sewer | Issued | Iss. Jun 27, 2017 | $1,000 | Rough Plmb & Elect For Future Firepit & Bbq - Plbg & Electrical Only T.D. 6/26/17 |
| 142910 | Solar / battery storage | Issued | Iss. Jun 11, 2014 | $25,542 | Rf Mtd P V Sys 5.28 K W Express |