50 H Ln
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.11288, -122.53527
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 $1,200,000 ($1,056,000–$1,344,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jun 2, 2016, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
about 99% 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 569 Atherton Ave (0.42 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 (~$14,250/yr at $1,200,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,188/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:
- 254,434 sq ft (5.84 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 50 H LN
Zoning & Land Use
ARP-2 — Agriculture Residential Planned (Unincorporated Marin)
PD — Planned District (Novato)
PD(P) — Planned District (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 PD, PD(P).
- SB 9: two homes on the lotUnlikely
Zoned ARP-2 (agricultural), not a single-family residential zone. The parcel point also falls in PD, PD(P).
- SB 9: split into two lotsUnlikely
Zoned ARP-2 (agricultural), not a single-family residential zone. The parcel point also falls in PD, PD(P).
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 (about 99% 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: $1,056,000 – $1,344,000 · 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 569 Atherton Ave (Applied)0.42 mi W
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).
- Mixed-use development at 435 School Rd (Applied)0.44 mi E
In "Applied" for 5.6 yr (since Mar 26, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 50 H Ln (Issued)130 ft S
Active in "Issued" for 12 yr (first record Nov 18, 2014) with no new permit activity recorded in 7.5 yr.
- Accessory dwelling unit at 11 H Ln (aka 15) (Issued)400 ft SW
Active in "Issued" for 4.4 yr (first record Jun 9, 2022) with no new permit activity recorded in 4 yr.
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 10 in ½ mi · New garage / accessory structure); Owner (1 on parcel, 5 in ½ mi · Addition (adds square footage)); Pacific Pools (3 in ½ mi · Pool / spa); Ian A Neilson Construction Services (2 in ½ mi · New garage / accessory structure); Stephen Spicer (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 152176 | Plumbing / water heater / sewer | Issued | Iss. Jun 2, 2016 | $500 | Install Propane Tank***Ext To 12-3-18, Pd Under Appl 72529 |
| 145574 | General repair | Issued | Iss. Jan 22, 2015 | $7,500 | Retaining Wall ***Ext To 12/31/18 Pd Under 145573 |
| 145573 | New garage / accessory structure | Issued | Iss. Jan 22, 2015 | $150,000 | Second Unit With Garage & Porch ***Extended To 12/31/2018 |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2019).