16 Rebelo Ln
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.09902, -122.62688
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 $1,126,000 ($991,000–$1,261,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.1 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$9,450 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Dec 12, 2016).
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 2500 Vineyard Rd (0.38 mi NE, 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 (~$13,399/yr at $1,126,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,117/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:
- 233,612 sq ft (5.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 16 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: $991,000 – $1,261,000 · 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
- New home at 2500 Vineyard Rd (Applied)0.38 mi NE
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)0.41 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)0.18 mi NW
Active in "Issued" for 2.8 yr (first record Jan 24, 2024) with no new permit activity recorded in 2.8 yr.
- Accessory dwelling unit at 90 Verissimo Dr (adu 90a) (Issued)0.28 mi N
Active in "Issued" for 3 yr (first record Oct 27, 2023) with no new permit activity recorded in 2.1 yr.
Entity-resolved builders & contractors in ½ mile: Fidelity Home Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (10 in ½ mi · Remodel / interior alteration); Owner (10 in ½ mi · New garage / accessory structure); Barkley Builders (2 in ½ mi · Remodel / interior alteration); Rjdj (2 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 154035 | Solar / battery storage | Issued | Iss. Dec 12, 2016 | $35,000 | P V Sys 5.82 K W - Express |