75 Verissimo Dr
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10428, -122.62597
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.33 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,138,000 ($1,001,000–$1,275,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.33 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 146,013 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$21,048 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Nov 12, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (all 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 20 Verissimo Dr (0.21 mi E, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$13,537/yr at $1,138,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,128/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:
- 146,013 sq ft (3.35 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 75 VERISSIMO DR
Zoning & Land Use
RSP-0.33 — Residential Single Family Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.33 (single-family residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-0.33, a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.33, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 146,013 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0257D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,001,000 – $1,275,000 · Status: Off market
HUD Small Area FMR (ZIP 94947) · FY 2026
Studio $2,250 · 1BR $2,690 · 2BR $3,260 · 3BR $4,160 · 4BR $4,320
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 20 Verissimo Dr (Applied)0.21 mi E
In "Applied" for 4.2 yr (since Aug 23, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 2500 Vineyard Rd (Applied)0.24 mi SE
In "Applied" for 3.3 yr (since Jul 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 27 Stirrup Ln A K A (Applied)0.45 mi E
In "Applied" for 8.8 yr (since Feb 8, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 90 Verissimo Dr (adu 90a) (Issued)0.18 mi SW
Active in "Issued" for 3 yr (first record Oct 27, 2023) with no new permit activity recorded in 2.1 yr.
Entity-resolved builders & contractors in ½ mile: Solarcraft Services (2 on parcel, 2 in ½ mi · Solar / battery storage); Moore Services (2 on parcel, 2 in ½ mi · Electrical / panel); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Kc Home Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Haddon Heating And Cooling (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 |
|---|---|---|---|---|---|
| B40153 | HVAC / heat pump | Issued | Iss. Nov 12, 2024 | $24,000 | REPLACE AC WITH A HEAT PUMP IN THE SAME LOCATION (BACK YARD0, REPLACE COIL LIKE FOR LIKE, REPLACE 7 DUCT RUNS WITH R8 DU… |
| B26325 | HVAC / heat pump | Issued | Iss. Jul 15, 2021 | $13,151 | Replace Existing furnace and Ac with new like same AFUE 96% 14 SEER — Replace Mechanical Appliance |
| 168113 | Solar / battery storage | Issued | Iss. May 11, 2021 | $30,912 | 8.88 Kw Rooftop Photovoltaic - Express |
| B25188 | Roof replacement | Issued | Iss. Mar 17, 2021 | $60,000 | Prepare existing 72 sq ft roof down to sheathing. Prepare existing sheathing for new roof.Install Certain Teed President… |
| B13931 | HVAC / heat pump |