440 School Rd
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.11131, -122.52917
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 $1,341,000 ($1,180,000–$1,502,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$121,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Nov 20, 2023).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Mixed-use development at 435 School Rd (470 ft 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 (~$15,872/yr at $1,341,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,323/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 440 SCHOOL RD
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: $1,180,000 – $1,502,000 · 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
- Mixed-use development at 435 School Rd (Applied)470 ft 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).
- Accessory dwelling unit at 10 Atherton Oaks Dr (Applied)0.46 mi SE
In "Applied" for 5.8 yr (since Feb 10, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New commercial building at 450 Atherton Ave (Applied)0.22 mi W
Active in "Applied" for 7.3 yr (first record Jul 10, 2019) with no new permit activity recorded in 6.9 yr.
- New home at 50 H Ln (Issued)0.34 mi W
Active in "Issued" for 12 yr (first record Nov 18, 2014) with no new permit activity recorded in 7.5 yr.
Entity-resolved builders & contractors in ½ mile: Wormood (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Divine Electric (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Di Paula Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Lightning Services (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 175474 | Remodel / interior alteration | Issued | Iss. Nov 20, 2023 | $250,000 | Repair Damage From Fallen Tree: Replace Roof & Trusses, Replace Sheetrock, Electrical And Plumbing In Damaged Area |
| B35188 | Windows / doors / siding | Issued | Iss. Aug 25, 2023 | $4,140 | minor rot repairs on eves and fascia, new eve metal, replace skylight curb — Siding Replacement |
| B33009 | Plumbing / water heater / sewer | Issued | Iss. Mar 16, 2023 | $9,714 | 200A Weather Related Main Panel Swap 30' Gas Line Repair — Service Upgrade; New Gas Service |
| B17441 | HVAC / heat pump | Issued | Iss. Apr 8, 2019 | $10,352 | replace furnace — Replace Mechanical Appliance |
| B14600 | Electrical / panel |