103 Juarez Ave
Forest Knolls 94933 · Forest Knolls · Unincorporated Marin · Coordinates: 38.01498, -122.68697
Executive Verdict · Public-Records Synthesis
Zoned VCR-SGV in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,226,000 ($1,079,000–$1,373,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone VCR-SGV allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$238,312 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Mar 7, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 26% of the lot of lot)
Zone A: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 103 Juarez Ave: Active in "Issued" for 5.2 yr (first record Aug 24, 2021) with no new permit activity recorded in 4.1 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$14,549/yr at $1,226,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,212/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:
- 63,946 sq ft (1.47 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 103 JUAREZ AVE; 103 JUAREZ AVE 1; 103 JUAREZ AVE 10
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 A: 1% annual chance flood (Special Flood Hazard Area) (about 26% of the lot); Zone X: minimal flood hazard (about 74% 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: $1,079,000 – $1,373,000 · 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 103 Juarez Ave (Issued)On this parcel
Active in "Issued" for 5.2 yr (first record Aug 24, 2021) with no new permit activity recorded in 4.1 yr.
- Commercial tenant improvement (85014) (Applied)On this parcel
Pending in review for 6.9 yr (17.0× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
- Commercial tenant improvement (84352) (Applied)On this parcel
Pending in review for 7.1 yr (17.6× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
- Commercial tenant improvement (176154) (Issued)On this parcel
Issued after 15 mo (3.0× the 148d median) — above the 75th percentile for commercial tenant improvement permits in Unincorporated Marin (median 148d, 75th pct 233d, n=81).
Entity-resolved builders & contractors in ½ mile: Owner Builder (3 on parcel, 11 in ½ mi · Demolition); Nonpareil Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Timothy John Ezekiel (1 on parcel, 1 in ½ mi · New garage / accessory structure); Owner (8 in ½ mi · New single-family home); Zia Designs (2 in ½ mi · Demolition).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176154 | Commercial tenant improvement | Issued | Iss. Mar 7, 2024 | $154,400 | T I - Exterior & Interior Commercial Remodel |
| 172465 | Accessory dwelling unit (new or conversion) | Issued | Iss. Sep 30, 2022 | $20,000 | Legalize Unpermitted Apartment, #9, B W O P |
| 172464 | Accessory dwelling unit (new or conversion) | Issued | Iss. Sep 30, 2022 | $15,000 | Legalize Unpermitted Apartment B W O P |
| 85014 | Commercial tenant improvement | Applied | App. Dec 30, 2019 | $180,000 | T I In Prep For New Tenant - B W O P |