No situs address on record
· Forest Knolls · Unincorporated Marin · Coordinates: 38.01555, -122.68958
Executive Verdict · Public-Records Synthesis
Zoned VCR-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 $1,028,000 ($874,000–$1,182,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone VCR-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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Apr 1, 2021, 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)
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 High 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: Demolition at 2 Juarez Ave (460 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)
- ! Year 1 Prop 13 tax reset (~$12,272/yr at $1,028,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,023/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:
- 19,384 sq ft (0.44 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1
Zoning & Land Use
VCR-SGV — Village Commercial Residential (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned VCR-SGV (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned VCR-SGV (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned VCR-SGV (mixed use), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High 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 06041C0275D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $874,000 – $1,182,000 · Status: Off market
HUD Metro FMR (San Francisco, CA HUD Metro FMR Area) · FY 2026
Studio $2,485 · 1BR $2,977 · 2BR $3,604 · 3BR $4,604 · 4BR $4,772
Nearby Activity (½ mile radius, since November 2024)
2 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 79 total building permits recorded within ½ mile.
- New construction
Developments Deserving Closer Investigation & Active Area Builders
- Demolition at 2 Juarez Ave (Issued)460 ft SE
Active in "Issued" for 9.9 yr (first record Dec 28, 2016) with no new permit activity recorded in 8.9 yr.
- Demolition at 6956 Sir Francis Drake Blvd (Issued)490 ft W
Active in "Issued" for 2.8 yr (first record Jan 10, 2024) with no new permit activity recorded in 2.7 yr.
- New home at 42 Juarez Ave (Issued)0.13 mi SE
Active in "Issued" for 10.2 yr (first record Aug 31, 2016) with no new permit activity recorded in 9.7 yr.
- Accessory dwelling unit at 8 Morelos Ave (Issued)0.15 mi SW
Active in "Issued" for 6.1 yr (first record Oct 8, 2020) with no new permit activity recorded in 6.1 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 8 in ½ mi · Remodel / interior alteration); Mw General Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (10 in ½ mi · Accessory dwelling unit (new or conversion)); Zia Designs (2 in ½ mi · Demolition); Rebuilding Together East Bay Network (1 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 167650 | Plumbing / water heater / sewer | Issued | Iss. Apr 1, 2021 | $9,500 | New Water Service |
| 154425 | Electrical / panel | Issued | Iss. Jan 26, 2017 | $3,500 | Elect Service New |