450 School Rd
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.11027, -122.53055
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 $1,368,000 ($1,204,000–$1,532,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$30,984 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 19, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 53% 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
Pool / spa (71390): Pending in review for 12.3 yr (33.1× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
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: Mixed-use development at 435 School Rd (0.17 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)
Parcel & Assessor
- Lot size:
- 62,509 sq ft (1.44 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 450 SCHOOL RD
Zoning & Land Use
Undesignated — Undesignated (Novato)
ARP-1.5 — 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-1.5.
- 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-1.5.
- 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-1.5.
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 53% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 39% of the lot); Zone X: minimal flood hazard (about 7% 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: $1,204,000 – $1,532,000 · 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
- Pool / spa (71390) (Applied)On this parcel
Pending in review for 12.3 yr (33.1× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
- Mixed-use development at 435 School Rd (Applied)0.17 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).
- Accessory dwelling unit at 10 Atherton Oaks Dr (Applied)0.48 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)0.15 mi W
Active in "Applied" for 7.3 yr (first record Jul 10, 2019) with no new permit activity recorded in 6.9 yr.
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 10 in ½ mi · Remodel / interior alteration); Eclipse Energy And Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (5 in ½ mi · New garage / accessory structure); Pacific Pools (3 in ½ mi · Pool / spa); Ian A Neilson Construction Services (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44831 | Solar / battery storage | Issued | Iss. Nov 19, 2025 | $37,000 | Installation of 32 x roof mounted solar panels (13.92 kw system) + 1 x ESS battery |
| 153110 | New garage / accessory structure | Issued | Iss. Aug 30, 2016 | $25,000 | Poolhouse & Porch***Expired 6/9/16 |
| 153108 | Pool / spa | Issued | Iss. Aug 30, 2016 | $50,000 | Pool***Expired T.D. 6/9/16 |
| 71390 | Pool / spa | Applied | App. Jul 22, 2014 | $10,000 | New Vinyl Lined Pool T.D. 9/18/14 Permit Withdrawn By Owner 11/3/14 Plans Sent To Owner 11/3/14(Owner Bounced Check No F… |