120 Atherton Oaks Dr
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.11159, -122.52643
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 $1,354,000 ($1,192,000–$1,516,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 2, 2025).
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)
- ! Delayed or open permit activity on this parcel
General repair (93240): Pending in review for 17 mo (6.4× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 50 Lockton Ln (0.44 mi E, issued). 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:
- 90,953 sq ft (2.09 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1
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: $1,192,000 – $1,516,000 · 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
- General repair (93240) (Applied)On this parcel
Pending in review for 17 mo (6.4× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New home at 120 Atherton Oaks Dr (Finaled / completed)On this parcel
High-impact scale (1 housing unit, $2,500,000 declared valuation across 1 permit).
- New home at 50 Lockton Ln (Issued)0.44 mi E
Active in "Issued" for 8.7 yr (first record Feb 21, 2018) with no new permit activity recorded in 8.5 yr. High-impact scale (1 housing unit, $1,090,000 declared valuation across 1 permit).
- Mixed-use development at 435 School Rd (Applied)420 ft 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).
Entity-resolved builders & contractors in ½ mile: Ian A Neilson Construction Services (4 on parcel, 4 in ½ mi · General repair); Boost Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (9 in ½ mi · New garage / accessory structure); Owner (6 in ½ mi · New garage / accessory structure); Pacific Pools (3 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 93240 | General repair | Applied | App. Jun 2, 2025 | $15,000 | Installation Of A 10,000 Gallon Rain Water Storage Tank W/ Concrete Pad & Small Retaining Wall |
| B41018 | Solar / battery storage | Issued | Iss. Jan 28, 2025 | $77,000 | Roof mounted PV system With battery storage. |
| 174889 | General repair | Issued | Iss. Sep 1, 2023 | $2,000 | Atv Drive Way Retaining Wall |
| 174888 | General repair | Issued | Iss. Sep 1, 2023 | $2,000 | Main Drive Way Ret Wall |