540 Atherton Ave
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.11331, -122.53791
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 $1,384,000 ($1,218,000–$1,550,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$47,535 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 16, 2026).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 569 Atherton Ave (0.28 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 (~$16,366/yr at $1,384,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,364/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:
- 47,132 sq ft (1.08 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 540 ATHERTON AVE
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 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: $1,218,000 – $1,550,000 · 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)0.28 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).
- Accessory dwelling unit at 11 H Ln (aka 15) (Issued)500 ft SE
Active in "Issued" for 4.4 yr (first record Jun 9, 2022) with no new permit activity recorded in 4 yr.
- New home at 50 H Ln (Issued)0.16 mi E
Active in "Issued" for 12 yr (first record Nov 18, 2014) with no new permit activity recorded in 7.5 yr.
- New commercial building at 450 Atherton Ave (Applied)0.31 mi SE
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 (2 on parcel, 5 in ½ mi · Demolition); Stephen Spicer (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Ken Cooper Roofing And Gutter (1 on parcel, 1 in ½ mi · Roof replacement); John Gleason Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48370 | Plumbing / water heater / sewer | Issued | Iss. Sep 16, 2026 | $9,000 | Replace Plumbing Fixtures(s) |
| B34446 | HVAC / heat pump | Issued | Iss. Jun 26, 2023 | $16,500 | Installing new electrical circuits to allow the replacement of gas furnaces and water heater with all electric heat pump… |
| B32782 | Solar / battery storage | Issued | Iss. Feb 28, 2023 | $30,316 | (N) FLUSH MOUNTED 6.00 kW PV SYSTEM W/ GRID TIED MICROINVERTERS, (N) MAIN SERVICE PANEL |
| 164496 | Remodel / interior alteration | Issued | Iss. Mar 13, 2020 | $85,000 | Kitch Remod T.D. 3-4-20 |
| B20295 | Roof replacement | Issued | Iss. Nov 7, 2019 |