Novato 94947 · APN 140-161-88 · Novato
Zoned R1-10 in Novato with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,119,000 ($951,000–$1,287,000).
Zoned R1-10 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 22,128 sq ft lot.
Source: Novato zoning · CA Gov. Code 66314 & 65852.21
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)
Closest lead: AMG 4th and Grant (0.47 mi NE, entitled). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since — within ½ mile: 3 permitted, 56 proposed or in review (5 of them deed-restricted affordable).
5 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
No permit activity recorded within ½ mile.
$1,119,000
Benchmark range: $951,000 – $1,287,000
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Novato)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,110/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.
We don't have building permits for Novato, so we can't show what has been permitted nearby.
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 Novato's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 14, 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 R1-10 as single-family residential, from the code's name only
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.
In "Entitled" for 7.9 yr (since Dec 13, 2018), with no new permit record in 7.9 yr. · 1 unit
In "Entitled" for 6 yr (since Oct 26, 2020), with no new permit record in 6 yr. · 1 unit
Permit issued and active for 3.2 yr (first record Aug 14, 2023), with no completion or new permit record in 3.2 yr. · 1 unit
In "Entitled" for 2.7 yr (since Mar 8, 2024), with no new permit record in 2.7 yr. · 1 unit
Permit issued and active for 2.4 yr (first record Jun 4, 2024), with no completion or new permit record in 2.4 yr. · 1 unit
In "Entitled" for 2.4 yr (since Jun 11, 2024), with no new permit record in 2.4 yr. · 56 units
Latest published Zillow Home Value Index (ZHVI) update
Changed from $983,284 in September 2025 to $1,012,808 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94947 (not a parcel appraisal)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94947 home-value index checkpoint
Changed from $1,021,699 in September 2024 to $983,284 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94947 (not a parcel appraisal)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
55 units · 5 affordable
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94947 home-value index checkpoint
Changed from $993,500 in September 2023 to $1,021,699 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94947 (not a parcel appraisal)
209 units · 206 affordable
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
56 units · 55 affordable
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Novato development graph →Active in "Entitled" for 2.2 yr (first record Aug 27, 2024) with no new permit activity recorded in 2.2 yr. High-impact scale (209 housing units, 206 deed-restricted affordable across 0 permits).
Active in "Entitled" for 2.4 yr (first record Jun 11, 2024) with no new permit activity recorded in 2.4 yr. High-impact scale (56 housing units, 55 deed-restricted affordable across 0 permits).
Active in "Entitled" for 2 yr (first record Nov 18, 2024) with no new permit activity recorded in 2 yr. High-impact scale (55 housing units, 5 deed-restricted affordable across 0 permits).
Active in "Entitled" for 6 yr (first record Oct 26, 2020) with no new permit activity recorded in 6 yr.
Active in "Issued" for 2.4 yr (first record Jun 4, 2024) with no new permit activity recorded in 2.4 yr.
Active in "Entitled" for 20 mo (first record Mar 20, 2025) with no new permit activity recorded in 20 mo.
HUD Small Area Fair Market Rent · ZIP 94947
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 ($11,200/yr) + local voter-approved bond debt ($1,680/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
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.
−$53,084/yr
Cash needed: $246,400
NOI: $14,876/yr
P&I: $5,663/mo
For $0/mo net cash flow
At $3,250/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 | $2,990/mo | −$4,797/mo | -23.4% | $9,686/mo | −$4,771/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,250/mo | −$4,424/mo | -21.5% | $8,965/mo | −$4,214/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,445/mo | −$4,209/mo | -20.5% | $8,757/mo | −$3,789/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.
Finaled / completed1 unitsJul 11, 2022 – Jan 12, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No building permits are recorded for this parcel since 2016.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | SFD(B2022-0415) | SFD · Owner | — | — | 1 (Jan 12, 2024) | — |
| 2024 | SFD(B2022-0415) | SFD · Owner | — | — | 1 (Jan 12, 2024) | — |
| 2022 | NEW SFD(B2022-0415) | SFD · Owner | — | 1 (Jul 21, 2022) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Novato'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 14, 2026
0.51 acres
Assessor's classification for assessment purposes. This is not zoning.
756 MCCLAY RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 140-161-88. Assessed value is not market value.
Search by parcel number 140-161-88 (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.