451 Airport Rd
Novato 94945 · North Novato · Unincorporated Marin · Coordinates: 38.13976, -122.55475
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ 8 documented municipal building permits on file
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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all 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 27% 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
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)
- ! 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:
- 2,778,039 sq ft (63.77 ac)
- Assessor use:
- Tax Exempt
- Addresses on lot:
- 451 AIRPORT RD
Zoning & Land Use
PF — Public Facilities (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned PF (public / institutional): the zone doesn't allow homes, so state ADU rules don't apply. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotUnlikely
Zoned PF (public / institutional), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned PF (public / institutional), 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 27% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06041C0168E, 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
- Plumbing / water heater / sewer (181958) (Issued)On this parcel
Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Windows / doors / siding (181647) (Issued)On this parcel
Issued after 2 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
- Plumbing / water heater / sewer (164139) (Issued)On this parcel
Issued after 5 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Remodel / interior alteration (74921) (Applied)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Alvila Group Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Gettler Ryan (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Gene Burch Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 94521 | Remodel / interior alteration | Applied | App. Sep 15, 2026 | $300,000 | New Construction Of An Aircraft Hanger, (N) Backup Generator *County Owned Property* |
| 181958 | Plumbing / water heater / sewer | Issued | Iss. Jun 22, 2026 | $650,000 | Berm/Retaining Wall; Sump Pumps; Manway Covers, Electrical Circuit - County Job |
| 181647 | Windows / doors / siding | Issued | Iss. May 8, 2026 | $50,000 | Replace (E) Hangar Door, Increase Height From 16' To 18' |
| B44461 | Roof replacement | Issued | Iss. Oct 21, 2025 | $214,950 | ***351 Airport Rd Unit 1*** Foam Roof - Prepare existing surface to receive new roof. Apply 1/1" SPF with Silicone Coati… |
| 164139 | Plumbing / water heater / sewer |