127 S Ridgewood Rd
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94725, -122.55852
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 $2,484,000 ($2,186,000–$2,782,000).
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 32,104 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$14,629 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Dec 22, 2023).
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 (0.33 mi NW, 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 (~$29,016/yr at $2,484,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,418/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:
- 32,104 sq ft (0.74 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 127 S RIDGEWOOD 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 32,104 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: $2,186,000 – $2,782,000 · 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)0.33 mi NW
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)0.13 mi N
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).
- New home at 9 N Ridgewood Rd (Issued)0.19 mi N
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).
- Accessory dwelling unit at 31 N Ridgewood Rd (adu 31a) (Issued)0.29 mi N
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).
Entity-resolved builders & contractors in ½ mile: Ernest Ongaro And Sons (1 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Simply Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Haddon Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Divine Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Cal Bay Service (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36513 | HVAC / heat pump | Issued | Iss. Dec 22, 2023 | $14,669 | Replace exisiting gas furnace with adding new central heat pump and air handler — Replace Mechanical Appliance |
| B35912 | Solar / battery storage | Issued | Iss. Oct 26, 2023 | $36,941 | RESIDENTIAL PV SOLAR AND ESS INSTALLATION. |
| B28610 | Electrical / panel | Issued | Iss. Feb 3, 2022 | $5,806 | 100A to new 200A panel upgrade safety panel upgrade — Service Upgrade |
| B25405 | Plumbing / water heater / sewer | Issued | Iss. Apr 8, 2021 | $1,400 | Replace failed 40 gal WH with new 40 gal WH — Replace Plumbing Fixtures(s) |
| 141318 | HVAC / heat pump | Issued |