44 Black Log Rd
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94414, -122.55138
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 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 $2,365,000 ($2,081,000–$2,649,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 13,896 sq ft lot. Local precedent is active with 2 ADU permits 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 Feb 13, 2025, 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: Magnolia Village (0.43 mi E, 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)
- ! Year 1 Prop 13 tax reset (~$27,648/yr at $2,365,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,304/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:
- 13,896 sq ft (0.32 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 44 BLACK LOG RD
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2, a single-family residential zone. The lot is 13,896 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: $2,081,000 – $2,649,000 · 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)
7 active or recent development projects (6 housing units across completed, permitted, and pipeline stages) and 148 total building permits recorded within ½ mile.
- New construction4 permits (1 units)
- Adds housing (ADU)2 permits (2 units)
- Demolition2 permits
- Additions & renovations18 permits
- Building systems93 permits
- Repairs8 permits
- Other21 permits
Developments Deserving Closer Investigation & Active Area Builders
- Magnolia Village (Entitled)0.43 mi E
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).
- New home at 100 Black Log Rd (Applied)0.21 mi S
In "Applied" for 10.7 yr (since Feb 22, 2016), 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, $1,400,000 declared valuation across 1 permit).
- New home at 70 Ridgecrest Rd (Issued)0.36 mi SW
Active in "Issued" for 8.4 yr (first record Jun 28, 2018) with no new permit activity recorded in 7.4 yr. High-impact scale (1 housing unit, $2,500,000 declared valuation across 1 permit).
- Demolition at 15 Blue Ridge Rd (Issued)0.36 mi SW
Active in "Issued" for 3.1 yr (first record Oct 13, 2023) with no new permit activity recorded in 2.9 yr. High-impact scale ($871,339 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: John Owens Services (2 on parcel, 2 in ½ mi · HVAC / heat pump); Mirandas Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Divine Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (34 in ½ mi · Remodel / interior alteration); Owner (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41227 | HVAC / heat pump | Issued | Iss. Feb 13, 2025 | $39,622 | Replace furnace with 4 ton HP system and replace duct runs same location; Install 48k HP condenser located in backyard, … |
| B41222 | Plumbing / water heater / sewer | Issued | Iss. Feb 13, 2025 | $8,841 | Replace tanked 50 gal NG WH in garage with 65 gal HPWH same location, 240V dedicated line — Replace Plumbing Fixtures(s) |
| B38175 | Electrical / panel | Issued | Iss. May 24, 2024 | $5,200 | Upgrading main service panel to 320 AMP. — Service Upgrade |
| 142327 | Roof replacement | Issued | Iss. Apr 21, 2014 | $7,500 | Tear-Off & Re-Roof ***Expired |