2554 Vineyard Rd
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10229, -122.62639
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,250,000 ($1,100,000–$1,400,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$6,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 24, 2020).
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: New home at 2500 Vineyard Rd (0.25 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 (~$14,825/yr at $1,250,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,235/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:
- 74,139 sq ft (1.70 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2554 VINEYARD RD
Zoning & Land Use
A2-B4 — Agriculture Limited (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-B4 (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 A2-B4 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned A2-B4 (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
- 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: $1,100,000 – $1,400,000 · 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
- New home at 2500 Vineyard Rd (Applied)0.25 mi E
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 20 Verissimo Dr (Applied)0.25 mi NE
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).
- Accessory dwelling unit at 27 Stirrup Ln A K A (Applied)0.5 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)0.13 mi W
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: Kelly Plumbing And Heating (2 on parcel, 2 in ½ mi · HVAC / heat pump); Suacci (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (13 in ½ mi · Remodel / interior alteration); Owner (13 in ½ mi · New garage / accessory structure); Rjdj (4 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 164039 | Solar / battery storage | Issued | Iss. Jan 24, 2020 | $15,500 | 5.325 Kw Roof Mount Pv - Express |
| B17858 | Plumbing / water heater / sewer | Issued | Iss. May 28, 2019 | $2,000 | REPLACE WATER HEATER — Replace Plumbing Fixtures(s) |
| B17853 | HVAC / heat pump | Issued | Iss. May 28, 2019 | $7,000 | REPLACE FURNACE & AC — Replace Mechanical Appliance |