961 San Antonio Rd
Petaluma 94952 · North Novato · Unincorporated Marin · Coordinates: 38.16696, -122.61977
Executive Verdict · Public-Records Synthesis
Zoned A60 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,525,000 ($1,296,000–$1,754,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$166,163 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Apr 12, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 2% of the lot of lot)
Zone A: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (about 91% 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
Demolition at 961 San Antonio Rd: Active in "Issued" for 9.4 yr (first record Jun 21, 2017) with no new permit activity recorded in 9.3 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$17,988/yr at $1,525,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,499/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:
- 29,018,452 sq ft (666.17 ac)
- Assessor use:
- Agricultural - Improved
- Addresses on lot:
- 961 SAN ANTONIO RD
Zoning & Land Use
A60 — Agriculture and Conservation (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A60 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotUnlikely
Zoned A60 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned A60 (agricultural), 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) (about 91% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 9% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 2% of the lot); Zone X: minimal flood hazard (about 87% of the lot); Zone X: minimal flood hazard (about 11% of the lot) · FIRM panel 06041C0161E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,296,000 – $1,754,000 · Status: Off market
HUD Small Area FMR (ZIP 94952) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $4,010 · 4BR $4,280
Nearby Activity (½ mile radius, since —)
0 active or recent development projects and 0 total building permits recorded within ½ mile.
Developments Deserving Closer Investigation & Active Area Builders
- Demolition at 961 San Antonio Rd (Issued)On this parcel
Active in "Issued" for 9.4 yr (first record Jun 21, 2017) with no new permit activity recorded in 9.3 yr.
- Plumbing / water heater / sewer (166968) (Issued)On this parcel
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Remodel / interior alteration (80151) (Applied)On this parcel
Pending in review for 9.5 yr (41.7× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Entity-resolved builders & contractors in ½ mile: Tomrose Construction (3 on parcel, 3 in ½ mi · Addition (adds square footage)); Efficient Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Warner Electric (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Quattro Solar (1 on parcel, 1 in ½ mi · Electrical / panel); Rite Rooter Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (8 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33405 | Plumbing / water heater / sewer | Issued | Iss. Apr 12, 2023 | $1,000 | Replace 50 gallon electric water heater in the basement. Same size and same location. — Replace Plumbing Fixtures(s) |
| B32382 | Electrical / panel | Issued | Iss. Jan 24, 2023 | $3,800 | We are upgrading an electrical main service panel at this address. We will install a new 200 Amp rated main service pane… |
| 166968 | Plumbing / water heater / sewer | Issued | Iss. Jan 27, 2021 | $15,000 | Generator |
| 158742 | Addition (adds square footage) | Issued | Iss. Jun 12, 2018 | $115,000 |