120 Saddle Wood Dr
Novato 94945 · North Novato · Unincorporated Marin · Coordinates: 38.12176, -122.54776
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.23 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,298,000 ($1,142,000–$1,454,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.23 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 33,062 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$14,574 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 28, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 675 Atherton Ave (0.29 mi S, 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 (~$15,377/yr at $1,298,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,281/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:
- 33,062 sq ft (0.76 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 120 SADDLE WOOD DR
Zoning & Land Use
RSP-0.23 — Residential Single Family Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.23 (single-family residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-0.23, a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.23, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 33,062 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $1,142,000 – $1,454,000 · 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 675 Atherton Ave (Applied)0.29 mi S
In "Applied" for 5.5 yr (since May 18, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $1,500,000 declared valuation across 3 permits).
- Accessory dwelling unit at 33 Beattie Ave (aka 30) (Issued)240 ft W
Active in "Issued" for 3.7 yr (first record Mar 3, 2023) with no new permit activity recorded in 3.2 yr.
- Accessory dwelling unit at 98 Kristin Marie Ct A K A (Issued)0.28 mi SW
Active in "Issued" for 8.6 yr (first record Mar 20, 2018) with no new permit activity recorded in 8.1 yr.
- New home at 689 Atherton Ave (Issued)0.45 mi S
Active in "Issued" for 16.5 yr (first record May 21, 2010) with no new permit activity recorded in 12.4 yr.
Entity-resolved builders & contractors in ½ mile: Kelly Plumbing And Heating (2 on parcel, 2 in ½ mi · HVAC / heat pump); Mjf Construction And Development (1 on parcel, 1 in ½ mi · Electrical / panel); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (15 in ½ mi · New garage / accessory structure); Owner (4 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36533 | Electrical / panel | Issued | Iss. Dec 28, 2023 | $60,000 | Remove and replace kitchen cabinetry, appliances and backsplash. Redo tile in guest bathroom. Install new countertops in… |
| B33726 | Solar / battery storage | Issued | Iss. May 3, 2023 | $36,802 | (N) FLUSH MOUNTED 10.40 kW PV SYSTEM W/ GRID TIED MICROINVERTERS |
| B16759 | Plumbing / water heater / sewer | Issued | Iss. Jan 3, 2019 | $2,500 | REPLACE WATER HEATER — Replace Plumbing Fixtures(s) |
| 149793 | HVAC / heat pump | Issued | Iss. Nov 16, 2015 | $7,000 | Repl Furnace & A/C |