195 Resaca Ave
Forest Knolls 94933 · Forest Knolls · Unincorporated Marin · Coordinates: 38.01060, -122.68851
Executive Verdict · Public-Records Synthesis
Zoned R1-B3-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 $948,000 ($834,000–$1,062,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B3-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,324 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$22,807 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Dec 4, 2017).
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)
- ! Delayed or open permit activity on this parcel
New home at 110 Rosario Rd: Active in "Issued" for 12.5 yr (first record May 29, 2014) with no new permit activity recorded in 11.5 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 51 Aztec Ave (aka Lower Aztec) (0.15 mi NE, 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)
Parcel & Assessor
- Lot size:
- 10,324 sq ft (0.24 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 195 RESACA AVE
Zoning & Land Use
R1-B3-SGV — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B3-SGV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B3-SGV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B3-SGV, a single-family residential zone. The lot is 10,324 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: $834,000 – $1,062,000 · 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
- New home at 110 Rosario Rd (Issued)On this parcel
Active in "Issued" for 12.5 yr (first record May 29, 2014) with no new permit activity recorded in 11.5 yr.
- Demolition at 51 Aztec Ave (aka Lower Aztec) (Issued)0.15 mi NE
Active in "Issued" for 11.9 yr (first record Dec 10, 2014) with no new permit activity recorded in 11.9 yr.
- New home at 350 Montezuma Ave (Issued)0.2 mi SE
Active in "Issued" for 4.7 yr (first record Feb 25, 2022) with no new permit activity recorded in 17 mo.
- New home at 42 Juarez Ave (Issued)0.25 mi N
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: Owner (4 on parcel, 11 in ½ mi · General repair); Nichelini And Sons (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (11 in ½ mi · Demolition); Zia Designs (2 in ½ mi · Demolition).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 157168 | General repair | Issued | Iss. Dec 4, 2017 | $30,000 | Retaining Wall |
| 156673 | Addition (adds square footage) | Issued | Iss. Oct 4, 2017 | $15,000 | Conv Story & Crawl Sp To Bdrm & Stdy; Add 9 Sq Ft T.D. 6/29/17 |
| 155862 | Solar / battery storage | Issued | Iss. Jun 28, 2017 | $23,636 | P V Sys 5.94 K W - Express |
| 146892 | New single-family home | Issued | Iss. Apr 29, 2015 | $619,000 | S F D,Decks, Parking Deck, Ret Wall T.D. 8/28/14 |