Screen up to 4 parcels across Executive Verdict, benchmark valuation, standardized Prop 13 & cash-flow math, standalone ADU yield, zoning & SB 9 eligibility, mapped hazards, and ½-mile permit momentum.
| Property (1/4) | Novato 94949 APN 157-201-02 |
|---|---|
| Executive Verdict | |
| Synthesis | Zoned Undesignated in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $1,369,000 ($1,205,000–$1,533,000). 1 upside2 watchouts |
| Top documented upside | ✓ 4 documented municipal building permits on file |
| Top watchout / verify | ⚠ FEMA Special Flood Hazard Area (AE, about 37% of the lot of lot) |
| Valuation & Recorded Sales | |
| Market status | Off-market / roll |
| List / last sale price | No recorded sale in feed |
| Benchmark est. value | $1,369,000 Band: $1,205,000 – $1,533,000 70% ZIP 94949 Zillow ZHVI ($1,207,546, September 2026) + 30% Bel Marin Keys ACS median ($1,515,101) (Data provided by Zillow) |
| Permitted upgrade credit | $0 |
| Assessor roll value | Not published in county GIS |
| Standardized Pro-Forma, Prop 13 & ADU Value-Add Screen | |
| Modeled purchase basis | $1,370,000 |
| Year 1 Prop 13 tax est. | $16,205/yr $1,350/mo · 1.18% eff. |
| Benchmark 2-BR rent | $3,430/mo HUD FY2026 SAFMR (ZIP 94949, 2BR) |
| Base net cash flow (20% dn) | −$5,902/mo |
| Cap rate / Cash-on-cash | Cap: 0.90%·CoC: -23.5% |
| 600 sq ft ADU screen | Yield on cost: 6.8% Est. build: $323,500 (SB 13 fee-exempt) CF lift: −$86/mo |
| Interactive pro forma | |
| Lot, Zoning & State Housing Pathways | |
| Lot area | 11,718 sq ft(0.27 ac) |
| Assessor use | Single-Resid. - Improved |
| Zoning & General Plan | Undesignated Undesignated |
| ADU / JADU (§ 66314) | Can't tell |
| SB 9 two-unit (§ 65852.21) | Can't tell |
| SB 9 lot split (§ 66411.7) | Can't tell |
| ¼-mile ADU precedent (36m) | 0 issued ADU permits |
| Mapped Environmental & Geologic Hazards | |
| FEMA NFHL flood zone | ⚠ AE (about 37% of the lot), X (about 63% of the lot) |
| CAL FIRE FHSZ | Clear (0% overlap) |
| CGS Alquist-Priolo fault | Clear (0% overlap) |
| Permit History & ½-Mile Development Activity | |
| On-parcel permits | 4 recorded Latest: Nov 6, 2025 |
| ½-mile permits (last 24m) | 110 permits |
| ½-mile housing pipeline | 0 units permitted / in review |
| Slow / stalled review leads | 0 flagged |
| Neighborhood renovation pace | 9.4 substantial permits / 1k parcels Rank #13 of 22 |
Standardized Screening & Public-Record Provenance
Side-by-side financial figures apply a uniform screening baseline across columns: 20% down payment, 6.50% 30-year fixed financing, county-average Proposition 13 base + voter-approved bond overrides (Rev. & Tax. Code § 71 blended new-construction rule for ADUs), HUD Small Area Fair Market Rents (2-BR main dwelling; 1-BR for the 600 sq ft SB 13 impact-fee-exempt ADU screen), 5% vacancy, and 8% management reserve. Click Customize → on any column to adjust down payment, interest rate, HOA, Mello-Roos/CFD special taxes, or ADU dimensions.
Benchmark valuations combine ZIP-level Zillow Home Value Index trends (Data provided by Zillow), U.S. Census ACS 5-year medians, lot-size adjustments, and depreciated municipal permit valuations. Buildability badges are automated parcel-level screens against state statutes and mapped FEMA NFHL, CAL FIRE FHSZ, and CGS Alquist-Priolo layers — not a formal appraisal, title report, tax opinion, or ministerial zoning determination.