18 Sutton Ln
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.11651, -122.52331
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 $1,461,000 ($1,286,000–$1,636,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$123,894 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Aug 7, 2019).
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 260 Crest Rd (0.25 mi E, 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 (~$17,252/yr at $1,461,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,438/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:
- 51,706 sq ft (1.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 18 SUTTON 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 06041C0282E, 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: $1,286,000 – $1,636,000 · 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 260 Crest Rd (Applied)0.25 mi E
In "Applied" for 4.4 yr (since Jul 8, 2022), 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)0.45 mi SW
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 (Issued)0.2 mi N
Active in "Issued" for 8.2 yr (first record Sep 12, 2018) with no new permit activity recorded in 8.2 yr.
- Accessory dwelling unit at 200 Atherton Ave (adu 200a) (Issued)0.46 mi S
Active in "Issued" for 2.8 yr (first record Feb 8, 2024) with no new permit activity recorded in 18 mo.
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Trombino Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (3 in ½ mi · New garage / accessory structure); Ian A Neilson Construction Services (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 162267 | Solar / battery storage | Issued | Iss. Aug 7, 2019 | $1,400 | Battery Backup - Express |
| 153154 | Solar / battery storage | Issued | Iss. Sep 1, 2016 | $20,866 | P V Sys 5.12 K W - Express |
| 152121 | Addition (adds square footage) | Issued | Iss. May 25, 2016 | $250,000 | Add Laundry; Rmdl Kit & Baths; Repl All Wndws & Doors; Expand Deck, New Roof T.D. 4/5/16 |