8950 Redwood Hwy
Novato 94945 · North Novato · Unincorporated Marin · Coordinates: 38.16706, -122.56120
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ 21 documented municipal building permits on file
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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 44% of the lot of lot)
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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 1% 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
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)
- ! Year 1 Prop 13 tax reset (~$13,698/yr at $1,152,000)
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
Parcel & Assessor
- Lot size:
- 18,486,559 sq ft (424.39 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 8950 REDWOOD HWY
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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 1% of the lot, map Mar 24, 2025); Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 3% of the lot, map Mar 24, 2025); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 1% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 44% of the lot); Zone X: minimal flood hazard (about 55% of the lot) · FIRM panel 06041C0162E, 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: $1,014,000 – $1,290,000 · Status: Off market
HUD Small Area FMR (ZIP 94945) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,770 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- New commercial building at 8950 Redwood Hwy (Issued)On this parcel
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).
- Electrical / panel (94048) (Applied)On this parcel
Pending in review for 8 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Electrical / panel (178283) (Issued)On this parcel
Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Electrical / panel (177888) (Issued)On this parcel
Issued after 5 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Entity-resolved builders & contractors in ½ mile: Owner (3 on parcel, 3 in ½ mi · HVAC / heat pump); Capitol Valley Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Mastec Network Solutions (2 on parcel, 2 in ½ mi · Electrical / panel); Vinculums Services (2 on parcel, 2 in ½ mi · Electrical / panel); Core Electrical Services (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (21 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 94048 | Electrical / panel | Applied | App. Mar 9, 2026 | $20,000 | Minor Modification To An Existing Wireless Telecom Facility - A T & T |
| B45508 | Electrical / panel | Issued | Iss. Jan 16, 2026 | $42,000 | Electrical Maintenance and Repairs. No new equipment or services. — Service Upgrade |
| 178283 | Electrical / panel | Issued | Iss. Dec 9, 2024 | $15,000 | Modifications To T-Mobile Facility At (E) Wireless Telecomm Tower Site |
| 177888 | Electrical / panel | Issued | Iss. Oct 17, 2024 |