9 Vineyard Way
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95048, -122.55298
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 $2,648,000 ($2,330,000–$2,966,000).
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 30,753 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$178,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Aug 19, 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
- ! 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 625 College Ave (a D U 627) (0.16 mi E, 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 (~$30,902/yr at $2,648,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,575/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:
- 30,753 sq ft (0.71 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 9 VINEYARD WAY
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 30,753 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 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: $2,330,000 – $2,966,000 · 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
- Accessory dwelling unit at 625 College Ave (a D U 627) (Issued)0.16 mi E
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 9 N Ridgewood Rd (Issued)0.32 mi W
Active in "Issued" for 11.5 yr (first record May 14, 2015) with no new permit activity recorded in 11.3 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
- New home at 36 N Ridgewood Rd (Issued)0.34 mi W
Active in "Issued" for 10.5 yr (first record May 19, 2016) with no new permit activity recorded in 9.9 yr. High-impact scale (1 housing unit, $2,500,000 declared valuation across 3 permits).
- New home at 6 Turnagain Rd (Issued)0.35 mi W
Active in "Issued" for 9.3 yr (first record Aug 3, 2017) with no new permit activity recorded in 9.1 yr. High-impact scale (1 housing unit, $1,196,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Herbs Pool Service (1 on parcel, 5 in ½ mi · Pool / spa); Slm Builders (2 on parcel, 2 in ½ mi · General repair); Slm Builder (1 on parcel, 1 in ½ mi · New garage / accessory structure); Murphy Mckenna Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Landmark Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47969 | Roof replacement | Issued | Iss. Aug 19, 2026 | $12,500 | ReRoofing |
| 182208 | Remodel / interior alteration | Issued | Iss. Jul 23, 2026 | $400,000 | Structural Interior Remodel. Relocate Walls And Plumbing Fixtures. New Basement Laundry Room. Reinforce Structural Beam … |
| 168208 | General repair | Issued | Iss. May 19, 2021 | $15,500 | Retaining Wall, & Fence |
| 155755 | Pool / spa | Issued | Iss. Jun 14, 2017 | $131,500 | In-Ground Pool & Spa T.D. 5/15/17 |
| 155744 | General repair | Issued | Iss. Jun 14, 2017 | $18,000 |