2450 Vineyard Rd
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10349, -122.61855
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,574,000 ($1,385,000–$1,763,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$402,591 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 23, 2024).
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 High 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
Accessory dwelling unit at 2450 Vineyard Rd: Active in "Issued" for 3.5 yr (first record May 3, 2023) with no new permit activity recorded in 3.5 yr.
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: Accessory dwelling unit at 27 Stirrup Ln A K A (440 ft NE, 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:
- 11,021 sq ft (0.25 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2450 VINEYARD RD; 2452 VINEYARD RD
Zoning & Land Use
Undesignated — Undesignated (Novato)
A2-B4 — Agriculture Limited (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 A2-B4.
- 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 A2-B4.
- 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 A2-B4.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High 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 06041C0276D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,385,000 – $1,763,000 · Status: Off market
HUD Small Area FMR (ZIP 94947) · FY 2026
Studio $2,250 · 1BR $2,690 · 2BR $3,260 · 3BR $4,160 · 4BR $4,320
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2450 Vineyard Rd (Issued)On this parcel
Active in "Issued" for 3.5 yr (first record May 3, 2023) with no new permit activity recorded in 3.5 yr.
- Accessory dwelling unit at 27 Stirrup Ln A K A (Applied)440 ft NE
In "Applied" for 8.8 yr (since Feb 8, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 2500 Vineyard Rd (Applied)0.19 mi W
In "Applied" for 3.3 yr (since Jul 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 20 Verissimo Dr (Applied)0.2 mi W
In "Applied" for 4.2 yr (since Aug 23, 2022), 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: Owner Builder (1 on parcel, 10 in ½ mi · Remodel / interior alteration); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Able Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Karner Daniel B (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Gagne Brothers Enterprises (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (5 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B38172 | Roof replacement | Issued | Iss. May 23, 2024 | $20,100 | REMOVE AND REPLACE CLASS A COMP SHINGLE ROOF. — ReRoofing; With Electronic Inspection |
| B37628 | Solar / battery storage | Issued | Iss. Apr 10, 2024 | $46,407 | (N) 6.15 kW FLUSH MOUNTED PV SYSTEM WITH (N) 15.0 kWh BATTERY STORAGE, GRID TIED MICROINVERTERS |
| B33664 | Accessory dwelling unit (new or conversion) | Issued | Iss. May 3, 2023 | $6,450 | Upgrade electric service from 100A to 200A for ADU addition (Marin County Building Permit #173860). PG&E application #12… |