Novato 94945 · North Novato · APN 125-160-13 · Unincorporated Marin
Zoned A60 in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,152,000 ($1,014,000–$1,290,000).
On-parcel permit history is indexed through Mar 9, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Zone AE: 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)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
2 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
$1,152,000
Benchmark range: $1,014,000 – $1,290,000
Source: CAL FIRE FHSZ (map Mar 24, 2025)
New commercial building at 8950 Redwood Hwy: Active in "Issued" for 11 yr (first record Nov 4, 2015) with no new permit activity recorded in 10.6 yr. High-impact scale ($2,300,000 declared valuation across 1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,142/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of A60 as agricultural, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 11 yr (first record Nov 4, 2015), with no completion or new permit record in 10.6 yr. · $2,300,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,053,344 in September 2025 to $1,063,156 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94945 (not a parcel appraisal)
Electrical / panel permit application filed (94048)
Current status: Applied
Minor Modification To An Existing Wireless Telecom Facility - A T & T · Declared valuation: $20,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B45508)
Current status: Issued
Electrical Maintenance and Repairs. No new equipment or services. — Service Upgrade · Declared valuation: $42,000 · Contractor: Core Electrical Services Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B45508)
Recorded status: Issued
Electrical Maintenance and Repairs. No new equipment or services. — Service Upgrade · Declared valuation: $42,000 · Contractor: Core Electrical Services Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94945 home-value index checkpoint
Changed from $1,073,876 in September 2024 to $1,053,344 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94945 (not a parcel appraisal)
Electrical / panel permit issued (178283)
Recorded status: Issued
Modifications To T-Mobile Facility At (E) Wireless Telecomm Tower Site · Declared valuation: $15,000 · Contractor: Mastec Network Solutions
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (177888)
Recorded status: Issued
Cell Site Modification: Replace (E) Antennas W/ (N) Models & Add (N) Antennas · Declared valuation: $30,000 · Contractor: Diablo Telecom & Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94945 home-value index checkpoint
Changed from $1,040,503 in September 2023 to $1,073,876 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94945 (not a parcel appraisal)
Electrical / panel permit application filed (178283)
Current status: Issued
Modifications To T-Mobile Facility At (E) Wireless Telecomm Tower Site · Declared valuation: $15,000 · Contractor: Mastec Network Solutions
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (177888)
Current status: Issued
Cell Site Modification: Replace (E) Antennas W/ (N) Models & Add (N) Antennas · Declared valuation: $30,000 · Contractor: Diablo Telecom & Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (176082)
Recorded status: Issued
Modify (E) Cell Site · Declared valuation: $20,000 · Contractor: Mastec Network Solutions Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94945 home-value index checkpoint
Changed from $1,070,658 in September 2022 to $1,040,503 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94945 (not a parcel appraisal)
Electrical / panel permit application filed (176082)
Current status: Issued
Modify (E) Cell Site · Declared valuation: $20,000 · Contractor: Mastec Network Solutions Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94945 home-value index checkpoint
Changed from $988,993 in September 2021 to $1,070,658 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94945 (not a parcel appraisal)
Electrical / panel permit application filed (90242)
Current status: Applied
Replace (E) Antennas At Cell Site A T & T · Declared valuation: $30,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Active in "Issued" for 11 yr (first record Nov 4, 2015) with no new permit activity recorded in 10.6 yr. High-impact scale ($2,300,000 declared valuation across 1 permit).
Pending in review for 8 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Issued after 5 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Issued after 9 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Pending in review for 4.2 yr — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 732 parcels
Small prior baseline
City baseline: 16.4 / 1k
6 in trailing 24m
Includes 2 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner | HVAC / heat pump | 3 on parcel3 in ½ mi | $2,442,500 | 25 vs 15 prior+67% |
| Capitol Valley Electric | Electrical / panel | 2 on parcel2 in ½ mi | $113,300 | 0 vs 0 prior |
| Mastec Network Solutions Merged: MASTEC NETWORK SOLUTIONS · MASTEC NETWORK SOLUTIONS INC | Electrical / panel | 2 on parcel |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 205d prior) |
HUD Small Area Fair Market Rent · ZIP 94945
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($11,500/yr) + local voter-approved bond debt ($1,725/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$58,891/yr
Cash needed: $253,000
NOI: $10,889/yr
P&I: $5,815/mo
For $0/mo net cash flow
At $3,000/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,760/mo | −$5,252/mo | -24.9% | $10,092/mo | −$5,250/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$4,908/mo | -23.3% | $9,341/mo | −$4,736/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,180/mo | −$4,710/mo | -22.3% | $9,124/mo | −$4,344/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
IssuedNov 4, 2015 – Mar 31, 2016
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Minor Modification To An Existing Wireless Telecom Facility - A T & T
Electrical Maintenance and Repairs. No new equipment or services. — Service Upgrade
Modifications To T-Mobile Facility At (E) Wireless Telecomm Tower Site
Cell Site Modification: Replace (E) Antennas W/ (N) Models & Add (N) Antennas
Modify (E) Cell Site
Replace (E) Antennas At Cell Site A T & T
Stand-By Generator
Install one 125KW stand-by back-up generator — Service Upgrade
Rem/Repl Antennas, Tmas, Equip Cabinet; Add Cables, Radios, Equip Cabinet - T-Mobile
Diesel Generator @ T Mobile Cell Site T.D. 9/4/20
Interior Remodel To Existing Warehouse Add 3 Offices And 3 Bathrooms
Cell Site Upgr - T-Mobile, Repl Cabinet, Inst 3 Antennas, 3 R R Us; 6 T M As, Etc. T.D. 7/11/19
Remove 2 O D Us & Inst 4 O D Us On (E) Monopole; 4 New Runs Of Fiber Cables & 2 Runs Of Coax - A T & T T.D. 9/1/17
3 Antennae Repl; Install 3 New R R Us On Existing Tower - A T & T T.D. 11/7/16
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
424.39 acres
Assessor's classification for assessment purposes. This is not zoning.
8950 REDWOOD HWY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 125-160-13. Assessed value is not market value.
Search by parcel number 125-160-13 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| $35,000 |
| 0 vs 0 prior |
| Vinculums Services | Electrical / panel | 2 on parcel2 in ½ mi | $29,000 | 0 vs 0 prior |
| Core Electrical Services | Electrical / panel | 1 on parcel1 in ½ mi | $42,000 | 0 vs 0 prior |
| Diablo Telecom And Construction | Electrical / panel | 1 on parcel1 in ½ mi | $30,000 | 0 vs 0 prior |
| Quality Telecom Consultants | New garage / accessory structure | 1 on parcel1 in ½ mi | $22,000 | 0 vs 0 prior |
| 3 S Network | New garage / accessory structure | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Transceive Communications | Electrical / panel | 1 on parcel1 in ½ mi | $8,000 | 0 vs 0 prior |
| Aaero Heating And Sheet Metal | HVAC / heat pump | 1 on parcel1 in ½ mi | $5,386 | 0 vs 0 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvementOn this parcel | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
Hookups For Office Trailer
Concrete Equip Pad With Gas & Elect
New Metal Bldg For Gas Extraction From Landfill & Treatment Contact: Jay Maruska 713-253-9568
Remove And Replacement Of Wall Mounted Ac Unit
Instl 2 Ft. Microwave Dish, Mw Radio In Ex. Cabinet***Expired T.D. 5/7/15
Add Microwv Dish To Exstg Antna (T-Mobile) T.D. 8/7/14
Aeration Sys For Composting Pile, Open Air Facility W/ Elect Upgrades T.D. 12/11/13