5 Rebelo Ln
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10111, -122.62835
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,259,000 ($1,108,000–$1,410,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.1 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 (+$14,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 2, 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)
- ! Delayed or open permit activity on this parcel
Solar / battery storage (169024): Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
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: New home at 2500 Vineyard Rd (0.37 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)
Parcel & Assessor
- Lot size:
- 89,559 sq ft (2.06 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 5 REBELO LN
Zoning & Land Use
RMP-0.1 — Residential Multiple Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.1 (multifamily residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated. 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 RMP-0.1 (multifamily residential), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.1 (multifamily residential), not a single-family residential zone. The parcel point also falls in Undesignated.
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 06041C0257D, 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: $1,108,000 – $1,410,000 · Status: Off market
HUD Small Area FMR (ZIP 94947) · FY 2026
Studio $2,250 · 1BR $2,690 · 2BR $3,260 · 3BR $4,160 · 4BR $4,320
Developments Deserving Closer Investigation & Active Area Builders
- Solar / battery storage (169024) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- New home at 2500 Vineyard Rd (Applied)0.37 mi E
In "Applied" for 3.3 yr (since Jul 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 20 Verissimo Dr (Applied)0.38 mi NE
In "Applied" for 4.2 yr (since Aug 23, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 1 Rebelo Ln (Issued)220 ft W
Active in "Issued" for 2.8 yr (first record Jan 24, 2024) with no new permit activity recorded in 2.8 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 10 in ½ mi · New garage / accessory structure); Sunrun Installation Service (1 on parcel, 1 in ½ mi · Solar / battery storage); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Acw Mechanical Of Northern Cal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43691 | Windows / doors / siding | Issued | Iss. Sep 2, 2025 | $14,000 | Replacement of patio sliders — Non-structural Door/Window Replacement |
| 169024 | Solar / battery storage | Issued | Iss. Aug 6, 2021 | $45,000 | 6.48kw Rooftop Photovoltaic & Energy Storage System |
| B25193 | Roof replacement | Issued | Iss. Mar 17, 2021 | $43,500 | Remove existing40 sq ft roof down to sheathing.Prepare existing sheathing for new roof. Install GAF Timberline UHD Shing… |
| B24483 | HVAC / heat pump | Issued | Iss. Dec 23, 2020 | $37,075 | Replace furnace in attic in existing location with Lennox EL296UH090XV48C, Change out AC in existing location with Lenno… |