Novato 94945 · Green Point · APN 143-110-64 · Unincorporated Marin
Zoned Undesignated in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,390,000 ($1,223,000–$1,557,000).
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 7, 2025).
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.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
13 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
$1,390,000
Benchmark range: $1,223,000 – $1,557,000
Windows / doors / siding (179564): Issued after 5 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Martinez TM (0.32 mi S, 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)
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 Undesignated as other, 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.
In "Applied" for 9.9 yr (since Dec 20, 2016), with no new permit record in 9.9 yr. · 1 unit · $702,260 declared valuation
Permit issued and active for 8.8 yr (first record Jan 10, 2018), with no completion or new permit record in 8.8 yr. · 1 unit
Permit issued and active for 8.8 yr (first record Jan 10, 2018), with no completion or new permit record in 8.8 yr. · 1 unit
Permit issued and active for 12 yr (first record Nov 18, 2014), with no completion or new permit record in 7.5 yr. · 1 unit · $700,000 declared valuation
In "Applied" for 7.3 yr (since Jul 10, 2019), with no new permit record in 6.9 yr. · $250,000 declared valuation
Permit issued and active for 4.9 yr (first record Dec 1, 2021), with no completion or new permit record in 4.1 yr. · 1 unit
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)
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)
Windows / doors / siding permit issued (179564)
Recorded status: Issued
Repairs To Garage, Including New Slab; Replace Garage Door - Related To 175618 · Declared valuation: $30,000 · Contractor: Rempe Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit issued (179566)
Recorded status: Issued
Retaining Wall - Related To 175618 · Declared valuation: $10,000 · Contractor: Rempe Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit application filed (179564)
Current status: Issued
Repairs To Garage, Including New Slab; Replace Garage Door - Related To 175618 · Declared valuation: $30,000 · Contractor: Rempe Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit application filed (179566)
Current status: Issued
Retaining Wall - Related To 175618 · Declared valuation: $10,000 · Contractor: Rempe Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Solar / battery storage permit application filed (B37624)
Current status: Issued
(N) FLUSH MOUNTED 9.02 kW PV SYSTEM WITH (N) 10.0 kWh NON-BACKUP BATTERY STORAGE, GRID TIED MICROINVERTERS · Declared valuation: $43,900 · Contractor: Solarcraft Services
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B37624)
Recorded status: Issued
(N) FLUSH MOUNTED 9.02 kW PV SYSTEM WITH (N) 10.0 kWh NON-BACKUP BATTERY STORAGE, GRID TIED MICROINVERTERS · Declared valuation: $43,900 · Contractor: Solarcraft Services
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Pool / spa permit issued (176334)
Recorded status: Issued
New Pool · Declared valuation: $120,000 · Contractor: Tom Luchese Plumbing
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Pool / spa permit application filed (176334)
Current status: Issued
New Pool · Declared valuation: $120,000 · Contractor: Tom Luchese Plumbing
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
3 units
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)
Remodel / interior alteration permit issued (175618)
Recorded status: Issued
Remodel; Addition; Trellises; Outdoor Kitchen · Declared valuation: $1,400,000 · Contractor: Rempe Steve General Contractor Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
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 5 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
In "Entitled" for 2.8 yr (since Jan 18, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21).
In "Applied" for 9.9 yr (since Dec 20, 2016), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 4.9 yr (first record Dec 1, 2021) with no new permit activity recorded in 4.1 yr.
Active in "Issued" for 4.4 yr (first record Jun 9, 2022) with no new permit activity recorded in 4 yr.
Active in "Issued" for 8.8 yr (first record Jan 10, 2018) with no new permit activity recorded in 8.8 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 411 parcels
Small prior baseline
City baseline: 16.4 / 1k
2 in trailing 24m
Includes 1 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Rempe Construction | General repair | 2 on parcel2 in ½ mi | $40,000 | 4 vs 0 prior |
| Rempe Steve General Contractor | Remodel / interior alteration | 1 on parcel1 in ½ mi | $1,400,000 | 0 vs 0 prior |
| Tom Luchese Plumbing | Pool / spa | 1 on parcel1 in ½ mi | $120,000 |
| 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 ($13,900/yr) + local voter-approved bond debt ($2,085/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.
−$76,214/yr
Cash needed: $305,800
NOI: $8,129/yr
P&I: $7,029/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 | −$6,696/mo | -26.3% | $12,107/mo | −$6,713/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$6,351/mo | -24.9% | $11,206/mo | −$6,198/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 | −$6,153/mo | -24.1% | $10,945/mo | −$5,807/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.
Retaining Wall - Related To 175618
Repairs To Garage, Including New Slab; Replace Garage Door - Related To 175618
(N) FLUSH MOUNTED 9.02 kW PV SYSTEM WITH (N) 10.0 kWh NON-BACKUP BATTERY STORAGE, GRID TIED MICROINVERTERS
New Pool
Remodel; Addition; Trellises; Outdoor Kitchen
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
2.52 acres
Assessor's classification for assessment purposes. This is not zoning.
296 OLIVE AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 143-110-64. Assessed value is not market value.
Search by parcel number 143-110-64 (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.
| Solarcraft Services | Solar / battery storage | 1 on parcel1 in ½ mi | $43,900 | 0 vs 0 prior |
| Owner Builder Recent nearby: 305 Deer Island Ln (No Official Address) (Mar 26, 2025) | New garage / accessory structure | 7 in ½ mi | $1,405,000 | 226 vs 240 prior−6% |
| Owner Recent nearby: 2 Alpine Rd (Oct 17, 2019) | Demolition | 3 in ½ mi | $608,000 | 25 vs 15 prior+67% |
| Pacific Pools Recent nearby: 11 Alpine Rd (Dec 8, 2020) | Pool / spa | 3 in ½ mi | $237,181 | 0 vs 0 prior |
| Stephen Spicer Recent nearby: 520 Atherton Ave (May 10, 2021) | Remodel / interior alteration | 2 in ½ mi | $170,000 | 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 improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Pool / spaOn this parcel | 162 | 84d | 136d | 241d | 393d | 128d(vs 155d prior) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 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.