1491 Indian Valley Rd
Novato 94947 · Novato · Coordinates: 38.09182, -122.57721
Executive Verdict · Public-Records Synthesis
Zoned PD in Novato and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,128,000 ($959,000–$1,297,000).
Upsides & Opportunities
- ✓ Area valuation benchmark anchored at $1,128,000
Estimated range $959,000–$1,297,000 derived from area zhvi + acs + permit benchmark and 59,198 sq ft lot geometry.
Source: ZIP 94947 Zillow Home Value Index ($1,012,808, September 2026) (Data provided by Zillow)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 17% of the lot of lot)
Zone AE: regulatory floodway (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 High Fire Hazard Severity Zone (Local 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
New home: Active in "Entitled" for 6.3 yr (first record Jul 9, 2020) with no new permit activity recorded in 6.3 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Johnk Urban Lot Split (0.42 mi NW, entitled). 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:
- 59,198 sq ft (1.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1491 INDIAN VALLEY RD
Zoning & Land Use
PD — Planned District (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned PD (planned development): ADUs are allowed if the zone allows a home, which depends on the approved plan.
- SB 9: two homes on the lotCan't tell
Zoned PD (planned development): we can't tell whether it counts as a single-family zone for SB 9. Planned District: depends on the approved plan.
- SB 9: split into two lotsCan't tell
Zoned PD (planned development): we can't tell whether it counts as a single-family zone for SB 9. Planned District: depends on the approved plan.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: regulatory floodway (Special Flood Hazard Area) (about 17% of the lot); Zone X: minimal flood hazard (about 83% of the lot) · FIRM panel 06041C0279D, 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: $959,000 – $1,297,000 · 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
Nearby Activity (½ mile radius, since November 2024)
2 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 11 total building permits recorded within ½ mile.
- New construction1 permit
Developments Deserving Closer Investigation & Active Area Builders
- New home (Entitled)On this parcel
Active in "Entitled" for 6.3 yr (first record Jul 9, 2020) with no new permit activity recorded in 6.3 yr.
- Johnk Urban Lot Split (Entitled)0.42 mi NW
Active in "Entitled" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 16 mo.
- Demolition at 1611 Indian Valley Rd (Issued)0.47 mi SW
Active in "Issued" for 7.9 yr (first record Dec 10, 2018) with no new permit activity recorded in 7.8 yr.
- New home (Issued)0.5 mi N
Active in "Issued" for 2 yr (first record Nov 4, 2024) with no new permit activity recorded in 2 yr.
Permit & Project History on This Parcel (0 permits, 2 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 2 entries (report years 2020, 2021).