88 Upland Rd
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94818, -122.56467
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 28,009 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jul 1, 2019, 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
103 substantial renovation & housing permits over 24 months (40.9 per 1,000 parcels vs. 16.3 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 (0.18 mi NE, 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:
- 28,009 sq ft (0.64 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 88 UPLAND 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 28,009 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
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 432 Woodland Rd (Applied)0.18 mi NE
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 6 Turnagain Rd (Issued)0.3 mi E
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).
- Accessory dwelling unit at 31 N Ridgewood Rd (adu 31a) (Issued)0.33 mi NE
Active in "Issued" for 20 mo (first record Feb 28, 2025) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- New home at 9 N Ridgewood Rd (Issued)0.34 mi E
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).
Entity-resolved builders & contractors in ½ mile: Builders Of Marin (2 on parcel, 3 in ½ mi · New garage / accessory structure); Kelly Plumbing And Heating (2 on parcel, 2 in ½ mi · Other); Benjamin Franklin Certified Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (28 in ½ mi · Remodel / interior alteration); Hendrickson Pools (12 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 161947 | Roof replacement | Issued | Iss. Jul 1, 2019 | $45,000 | Reroof Flat Roof, Will Have To Move Elct & Gas Lines |
| B17653 | Plumbing / water heater / sewer | Issued | Iss. May 1, 2019 | $3,000 | REPLACE WATER HEATER — Replace Plumbing Fixtures(s) |
| B17652 | Other | Issued | Iss. May 1, 2019 | $7,000 | REPLACE BOILER — Replace Mechanical Appliance |
| 154477 | New garage / accessory structure | Issued | Iss. Feb 2, 2017 | $100,000 | Addtn & Convrt Storge To Garage @ (E) Pool House T.D. 11/10/16 |
| 141495 | Plumbing / water heater / sewer | Issued | Iss. Feb 5, 2014 |