18 Morelos Ave
Forest Knolls 94933 · Forest Knolls · Unincorporated Marin · Coordinates: 38.01410, -122.69075
Executive Verdict · Public-Records Synthesis
Zoned R1-B2-SGV in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $938,000 ($825,000–$1,051,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,585 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$11,640 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 9, 2026).
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: Accessory dwelling unit at 8 Morelos Ave (270 ft W, 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 (~$11,237/yr at $938,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$936/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:
- 10,585 sq ft (0.24 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 18 MORELOS AVE
Zoning & Land Use
R1-B2-SGV — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2-SGV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2-SGV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2-SGV, a single-family residential zone. The lot is 10,585 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
- 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: $825,000 – $1,051,000 · Status: Off market
HUD Small Area FMR (ZIP 94933) · FY 2026
Studio $2,870 · 1BR $3,440 · 2BR $4,160 · 3BR $5,310 · 4BR $5,510
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 8 Morelos Ave (Issued)270 ft W
Active in "Issued" for 6.1 yr (first record Oct 8, 2020) with no new permit activity recorded in 6.1 yr.
- Demolition at 6956 Sir Francis Drake Blvd (Issued)0.11 mi N
Active in "Issued" for 2.8 yr (first record Jan 10, 2024) with no new permit activity recorded in 2.7 yr.
- Demolition at 2 Juarez Ave (Issued)0.11 mi E
Active in "Issued" for 9.9 yr (first record Dec 28, 2016) with no new permit activity recorded in 8.9 yr.
- New home at 42 Juarez Ave (Issued)0.16 mi E
Active in "Issued" for 10.2 yr (first record Aug 31, 2016) with no new permit activity recorded in 9.7 yr.
Entity-resolved builders & contractors in ½ mile: Earthwise Energy Solutions (2 on parcel, 2 in ½ mi · Electrical / panel); Quattro Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Byc Construction (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (11 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (8 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46142 | Roof replacement | Issued | Iss. Mar 9, 2026 | $6,000 | ReRoofing |
| 165792 | Electrical / panel | Issued | Iss. Sep 21, 2020 | $1,000 | Electrical Panel Upgrade |
| 165791 | Solar / battery storage | Issued | Iss. Sep 21, 2020 | $20,000 | 3.35kw Roof Photovolataic & Energy Storage - Express |
| 150740 | Solar / battery storage | Issued | Iss. Feb 11, 2016 | $13,500 | 3.14kw Roof Mount Photovoltaic - Express |