156 Montezuma Ave
Forest Knolls 94933 · Forest Knolls · Unincorporated Marin · Coordinates: 38.01220, -122.68666
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 $916,000 ($806,000–$1,026,000).
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 7,100 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Aug 18, 2025).
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: New home at 70 Juniper Ave (0.49 mi E, applied). 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 (~$10,984/yr at $916,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$915/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:
- 7,100 sq ft (0.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 156 MONTEZUMA 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 7,100 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: $806,000 – $1,026,000 · 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
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects (3 housing units across completed, permitted, and pipeline stages) and 84 total building permits recorded within ½ mile.
- New construction2 permits (1 units)
- Adds housing (ADU)2 permits (2 units)
- Additions & renovations2 permits
- Building systems69 permits
- Repairs3 permits
- Other6 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 70 Juniper Ave (Applied)0.49 mi E
In "Applied" for 4 yr (since Nov 18, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $930,000 declared valuation across 1 permit).
- Demolition at 51 Aztec Ave (aka Lower Aztec) (Issued)260 ft NW
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 110 Rosario Rd (Issued)0.14 mi SW
Active in "Issued" for 12.5 yr (first record May 29, 2014) with no new permit activity recorded in 11.5 yr.
- New home at 42 Juarez Ave (Issued)0.15 mi NW
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 (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (11 in ½ mi · Demolition); Owner (8 in ½ mi · New single-family home); 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 (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43505 | Solar / battery storage | Issued | Iss. Aug 18, 2025 | $40,886 | 6.3 kW Solar Project including a 15kWh Battery System |