521 Mcclay Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09673, -122.59859
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,358,000 ($1,195,000–$1,521,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$88,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 22, 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (168006): Issued after 9 mo (3.4× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1970 Indian Valley Rd (0.15 mi SW, 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:
- 92,086 sq ft (2.11 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 521 MCCLAY RD
Zoning & Land Use
A2-B4 — Agriculture Limited (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-B4 (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 A2-B4 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned A2-B4 (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 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: $1,195,000 – $1,521,000 · 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
- Remodel / interior alteration (168006) (Issued)On this parcel
Issued after 9 mo (3.4× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New garage / accessory structure (83087) (Applied)On this parcel
Pending in review for 7.8 yr (17.3× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- New home at 1970 Indian Valley Rd (Issued)0.15 mi SW
Active in "Issued" for 10 yr (first record Nov 14, 2016) with no new permit activity recorded in 4 yr.
- Accessory dwelling unit at 1955 Indian Valley Rd (Issued)0.19 mi SW
Active in "Issued" for 11.6 yr (first record Apr 15, 2015) with no new permit activity recorded in 11.4 yr.
Entity-resolved builders & contractors in ½ mile: Jeffrey Novak Gen Contr (1 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Feeney (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (11 in ½ mi · Remodel / interior alteration); Owner (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47581 | Electrical / panel | Issued | Iss. Jul 22, 2026 | $3,400 | Service Upgrade |
| 168006 | Remodel / interior alteration | Issued | Iss. May 3, 2021 | $200,000 | Rmdl Kit, Laundry, Ma Bdrm, Incl Repl Wndws,Doors T.D. 8-11-20 |
| 83087 | New garage / accessory structure | Applied | App. Jan 30, 2019 | $350,000 | Add Mast Ste & Office; Rmdl, Incl Kit & Baths; New Entry; Roof Reconfig; T.D. 2/27/19 **4/8/19 Application Withdrawn By … |