611 Bugeia Ln
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.11867, -122.54275
Executive Verdict · Public-Records Synthesis
Zoned ARP-2 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,206,000 ($1,061,000–$1,351,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$6,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 30, 2026).
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 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 675 Atherton Ave (0.29 mi W, 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 (~$14,319/yr at $1,206,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,193/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:
- 106,983 sq ft (2.46 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 611 BUGEIA LN
Zoning & Land Use
ARP-2 — Agriculture Residential Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-2 (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 ARP-2 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned ARP-2 (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
- Moderate 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 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: $1,061,000 – $1,351,000 · 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
- New home at 675 Atherton Ave (Applied)0.29 mi W
In "Applied" for 5.5 yr (since May 18, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $1,500,000 declared valuation across 3 permits).
- New home at 569 Atherton Ave (Applied)0.46 mi S
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).
- New home at 689 Atherton Ave (Issued)0.38 mi SW
Active in "Issued" for 16.5 yr (first record May 21, 2010) with no new permit activity recorded in 12.4 yr.
- Accessory dwelling unit at 33 Beattie Ave (aka 30) (Issued)0.39 mi NW
Active in "Issued" for 3.7 yr (first record Mar 3, 2023) with no new permit activity recorded in 3.2 yr.
Entity-resolved builders & contractors in ½ mile: Thompson Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Solar Optimum (1 on parcel, 1 in ½ mi · Solar / battery storage); Marin H20 (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Cuan Construction (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 181977 | General repair | Issued | Iss. Jun 30, 2026 | $2,915 | Replace 3 Pier Blocks With Adjustable Jacks |
| B47023 | Plumbing / water heater / sewer | Issued | Iss. Jun 4, 2026 | $10,000 | New Plumbing Fixture(s) |
| B30176 | Electrical / panel | Issued | Iss. Jun 24, 2022 | $1,500 | Replacement of Zinsco brand sub panel. New panel to be installed in the existing location. — Service Upgrade |
| B26740 | Solar / battery storage | Issued | Iss. Aug 23, 2021 | $16,500 | Installation of a 8.88 kW Roof-Mounted Solar PV Consisting of (24) Modules, and (24) Micro-Inverters. |
| B26222 | Roof replacement | Issued |