Forest Knolls 94938 · Forest Knolls · APN 168-112-10 · Unincorporated Marin
Zoned RA-B4-SGV in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,129,000 ($994,000–$1,264,000).
Zone RA-B4-SGV allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Feb 2, 2015, 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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 2 permitted.
2 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
77 permits within ½ mile since November 2024
$1,129,000
Benchmark range: $994,000 – $1,264,000
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)
New home at 42 Arroyo Rd: Active in "Issued" for 12.3 yr (first record Aug 11, 2014) with no new permit activity recorded in 11.8 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Demolition at 6956 Sir Francis Drake Blvd (500 ft SE, 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)
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of RA-B4-SGV as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 12.3 yr (first record Aug 11, 2014), with no completion or new permit record in 11.8 yr. · 1 unit · $222,000 declared valuation
Permit issued and active for 11.9 yr (first record Dec 10, 2014), with no completion or new permit record in 11.9 yr. · $4,000 declared valuation
Permit issued and active for 12.5 yr (first record May 29, 2014), with no completion or new permit record in 11.5 yr. · 1 unit · $619,000 declared valuation
Permit issued and active for 10.2 yr (first record Aug 31, 2016), with no completion or new permit record in 9.7 yr. · 1 unit · $50,000 declared valuation
Permit issued and active for 9.9 yr (first record Dec 28, 2016), with no completion or new permit record in 8.9 yr. · $8,000 declared valuation
Permit issued and active for 11.7 yr (first record Feb 26, 2015), with no completion or new permit record in 8.7 yr. · 1 unit · $79,000 declared valuation
Nearby roof replacement (259 Castro St): First appeared in published agency feed
Record B48919 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (2 Juarez Ave): First appeared in published agency feed
Record B48908 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $980,329 in September 2025 to $1,044,557 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
6956 Sir Francis Drake Blvd (J A D U 6956a & A D U 6956b) · 1 unit · $400,000 valuation
Records span Mar 6, 2024 to Apr 23, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94938 home-value index checkpoint
Changed from $1,021,850 in September 2024 to $980,329 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
22 (22a) Sage Ln · 1 unit · $35,000 valuation
Records span Dec 12, 2022 to May 29, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94938 home-value index checkpoint
Changed from $1,003,796 in September 2023 to $1,021,850 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
6956 Sir Francis Drake Blvd · $26,000 valuation
Records span Jan 10, 2024 to Feb 28, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94938 home-value index checkpoint
Changed from $1,041,583 in September 2022 to $1,003,796 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
Annual ZIP 94938 home-value index checkpoint
Changed from $997,851 in September 2021 to $1,041,583 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
103 Juarez Ave · 1 unit · $15,000 valuation
Records span Aug 24, 2021 to Sep 30, 2022 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94938 home-value index checkpoint
Changed from $820,522 in September 2020 to $997,851 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
10 Morelos Ave A K A 8 Morelos · 1 unit · $100,000 valuation
Records span Jun 29, 2020 to Jul 28, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
22 Resaca Ave · 1 unit · $450,000 valuation
Records span Aug 1, 2018 to Apr 8, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
8 Morelos Ave · 1 unit · $2,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Active in "Issued" for 12.3 yr (first record Aug 11, 2014) with no new permit activity recorded in 11.8 yr.
Pending in review for 12.3 yr (53.9× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Pending in review for 12.3 yr (27.3× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Active in "Issued" for 2.8 yr (first record Jan 10, 2024) with no new permit activity recorded in 2.7 yr.
Active in "Issued" for 6.1 yr (first record Oct 8, 2020) with no new permit activity recorded in 6.1 yr.
Active in "Issued" for 9.4 yr (first record Jun 14, 2017) with no new permit activity recorded in 7.5 yr.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Hope Construction | New single-family home | 1 on parcel1 in ½ mi | $222,000 | 0 vs 1 prior |
| Rt Wilson Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $4,500 | 0 vs 0 prior |
| Daunell David | Electrical / panel | 1 on parcel1 in ½ mi | $3,000 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d |
HUD Small Area Fair Market Rent · ZIP 94938
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($11,300/yr) + local voter-approved bond debt ($1,695/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$56,055/yr
Cash needed: $248,600
NOI: $12,512/yr
P&I: $5,714/mo
For $0/mo net cash flow
At $3,150/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,898/mo | −$5,033/mo | -24.3% | $9,924/mo | −$5,024/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,150/mo | −$4,671/mo | -22.5% | $9,185/mo | −$4,483/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,339/mo | −$4,463/mo | -21.5% | $8,972/mo | −$4,072/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Issued1 unitsAug 11, 2014 – Feb 2, 2015
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
New Sfd With Porch & Laundry T.D. 11/19/14
Upgrade Water Service
Relocate Main Meter Service & Underground Sub-Panel
Ret Wall @ Terrace ( T.D. 11/19/14 (Not Needed 1/26/15
Carport 10/8/14: Removed From Plans
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
1.07 acres
Assessor's classification for assessment purposes. This is not zoning.
40 ARROYO RD; 42 ARROYO RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 168-112-10. Assessed value is not market value.
Search by parcel number 168-112-10 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Owner Builder Recent nearby: 95 Sanchez Rd (Sep 10, 2025) | Accessory dwelling unit (new or conversion) | 10 in ½ mi | $961,689 | 226 vs 240 prior−6% |
| Owner Recent nearby: 8 Morelos Ave (Oct 8, 2020) | Remodel / interior alteration | 7 in ½ mi | $884,370 | 25 vs 15 prior+67% |
| Zia Designs Recent nearby: 2 Juarez Ave (Dec 6, 2017) | Demolition | 2 in ½ mi | $163,000 | 0 vs 0 prior |
| Rebuilding Together East Bay Network Recent nearby: 6956 Sir Francis Drake Blvd (J A D U 6956a & A D U 6956b) (Apr 23, 2026) | Accessory dwelling unit (new or conversion) | 1 in ½ mi | $400,000 | 0 vs 0 prior |
| Traditional Trades Recent nearby: 190 E Cintura Ave. (Sep 4, 2019) | Addition (adds square footage) | 1 in ½ mi | $245,000 | 0 vs 0 prior |
| Nonpareil Construction Recent nearby: 6825 Sir Francis Drake Blvd #B (Dec 30, 2019) | Commercial tenant improvement | 1 in ½ mi | $180,000 | 0 vs 0 prior |
| Brownco Construction And Dev Recent nearby: 145 Tamal Rd (Apr 2, 2020) | Commercial tenant improvement | 1 in ½ mi | $150,000 | 0 vs 1 prior |
| 159d(vs 205d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Electrical / panelOn this parcel | 3,019 | 0d | 0d | 0d | 2d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.