296 Olive Ave
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.10736, -122.53872
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$189,960 contributory est.)
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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 19% 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 (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)
- ! Delayed or open permit activity on this parcel
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)
- ! 5 slow or stalled nearby projects within ½ mile
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)
Parcel & Assessor
- Lot size:
- 109,728 sq ft (2.52 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 296 OLIVE AVE
Zoning & Land Use
Undesignated — Undesignated (Novato)
ARP-2 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned Undesignated (other): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in ARP-2.
- SB 9: two homes on the lotCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in ARP-2.
- SB 9: split into two lotsCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in ARP-2.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 19% of the lot); Zone X: minimal flood hazard (about 81% of the lot) · FIRM panel 06041C0281E, 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: $1,223,000 – $1,557,000 · 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
- Windows / doors / siding (179564) (Issued)On this parcel
Issued after 5 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
- Martinez TM (Entitled)0.32 mi S
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).
- New home at 569 Atherton Ave (Applied)0.39 mi NW
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).
- Detached ADU (Issued)0.29 mi SW
Active in "Issued" for 4.9 yr (first record Dec 1, 2021) with no new permit activity recorded in 4.1 yr.
Entity-resolved builders & contractors in ½ mile: Rempe Construction (2 on parcel, 2 in ½ mi · General repair); Rempe Steve General Contractor (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Tom Luchese Plumbing (1 on parcel, 1 in ½ mi · Pool / spa); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (7 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 179566 | General repair | Issued | Iss. Jul 7, 2025 | $10,000 | Retaining Wall - Related To 175618 |
| 179564 | Windows / doors / siding | Issued | Iss. Jul 7, 2025 | $30,000 | Repairs To Garage, Including New Slab; Replace Garage Door - Related To 175618 |
| B37624 | Solar / battery storage | Issued | Iss. Apr 10, 2024 | $43,900 | (N) FLUSH MOUNTED 9.02 kW PV SYSTEM WITH (N) 10.0 kWh NON-BACKUP BATTERY STORAGE, GRID TIED MICROINVERTERS |
| 176334 | Pool / spa | Issued | Iss. Mar 26, 2024 | $120,000 | New Pool |
| 175618 | Remodel / interior alteration | Issued | Iss. Dec 14, 2023 |