Novato 94945 · North Novato · APN 125-190-54 · Unincorporated Marin
Zoned PF 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 Sep 15, 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.
5 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)
Plumbing / water heater / sewer (181958): Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
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 PF as public / institutional, 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.
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)
Remodel / interior alteration permit application filed (94521)
Current status: Applied
New Construction Of An Aircraft Hanger, (N) Backup Generator *County Owned Property* · Declared valuation: $300,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (181958)
Recorded status: Issued
Berm/Retaining Wall; Sump Pumps; Manway Covers, Electrical Circuit - County Job · Declared valuation: $650,000 · Contractor: Alvila Group Construction Co Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit issued (181647)
Recorded status: Issued
Replace (E) Hangar Door, Increase Height From 16' To 18' · Declared valuation: $50,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit application filed (181647)
Current status: Issued
Replace (E) Hangar Door, Increase Height From 16' To 18' · Declared valuation: $50,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (181958)
Current status: Issued
Berm/Retaining Wall; Sump Pumps; Manway Covers, Electrical Circuit - County Job · Declared valuation: $650,000 · Contractor: Alvila Group Construction Co Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (B44461)
Current status: Issued
***351 Airport Rd Unit 1*** Foam Roof - Prepare existing surface to receive new roof. Apply 1/1" SPF with Silicone Coating. Coating- Section of Roof w/ Existing Foam - Remove debris from roof. Prepare surface and apply silicone coating w/ granules. Furnish and install gutters to replace all existing gutters on upper roof only and downspouts at existing locations. — ReRoofing; With Electronic Inspection · Declared valuation: $214,950 · Contractor: Wedge Roofing Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B44461)
Recorded status: Issued
***351 Airport Rd Unit 1*** Foam Roof - Prepare existing surface to receive new roof. Apply 1/1" SPF with Silicone Coating. Coating- Section of Roof w/ Existing Foam - Remove debris from roof. Prepare surface and apply silicone coating w/ granules. Furnish and install gutters to replace all existing gutters on upper roof only and downspouts at existing locations. — ReRoofing; With Electronic Inspection · Declared valuation: $214,950 · Contractor: Wedge Roofing 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)
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)
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)
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)
Annual ZIP 94945 home-value index checkpoint
Changed from $816,588 in September 2020 to $988,993 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94945 (not a parcel appraisal)
Plumbing / water heater / sewer permit issued (164139)
Recorded status: Issued
Install 1000 Gallon Above Ground Feul Tank T.D. 10/3/19 · Declared valuation: $95,000 · Contractor: Gettler-Ryan Inc.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (164139)
Current status: Issued
Install 1000 Gallon Above Ground Feul Tank T.D. 10/3/19 · Declared valuation: $95,000 · Contractor: Gettler-Ryan Inc.
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 →Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Issued after 2 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Issued after 5 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Pending in review for 11.3 yr (49.7× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
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 |
|---|---|---|---|---|
| Alvila Group Construction | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $650,000 | 9 vs 0 prior |
| Wedge Roofing | Roof replacement | 1 on parcel1 in ½ mi | $214,950 | 0 vs 0 prior |
| Gettler Ryan | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $95,000 | 0 |
| 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) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
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.
New Construction Of An Aircraft Hanger, (N) Backup Generator *County Owned Property*
Berm/Retaining Wall; Sump Pumps; Manway Covers, Electrical Circuit - County Job
Replace (E) Hangar Door, Increase Height From 16' To 18'
***351 Airport Rd Unit 1*** Foam Roof - Prepare existing surface to receive new roof. Apply 1/1" SPF with Silicone Coating. Coating- Section of Roof w/ Existing Foam - Remove debris from roof. Prepare surface and apply silicone coating w/ granules. Furnish and install gutters to replace all existing gutters on upper roof only and downspouts at existing locations. — ReRoofing; With Electronic Inspection
Install 1000 Gallon Above Ground Feul Tank T.D. 10/3/19
Repl A/C
New Pre-Fab Metal Airplane Hanger On Concrete Foundation***Expired T.D. 10/19/15work Not Being Done
Construct Rm In Hangar, Storage And Stairs
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
63.77 acres
Assessor's classification for assessment purposes. This is not zoning.
451 AIRPORT RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 125-190-54. Assessed value is not market value.
Search by parcel number 125-190-54 (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.
| Owner Builder | Commercial tenant improvement | 1 on parcel1 in ½ mi | $10,000 | 226 vs 240 prior−6% |
| Gene Burch Plumbing | HVAC / heat pump | 1 on parcel1 in ½ mi | $6,896 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 157d(vs 167d prior) |
| Remodel / interior alterationOn this parcel | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvementOn this parcel | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
| 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.