15 Syl Dor Ln
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09880, -122.59789
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 $1,278,000 ($1,125,000–$1,431,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$8,146 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Feb 20, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Perryman ADU (0.2 mi N, 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)
- ! Year 1 Prop 13 tax reset (~$15,147/yr at $1,278,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,262/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:
- 46,783 sq ft (1.07 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 SYL DOR LN
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: $1,125,000 – $1,431,000 · 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
- Perryman ADU (Issued)0.2 mi N
Active in "Issued" for 15 mo (first record Aug 21, 2025) with no new permit activity recorded in 15 mo.
- New home at 1970 Indian Valley Rd (Issued)0.28 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)0.33 mi S
Active in "Issued" for 11.6 yr (first record Apr 15, 2015) with no new permit activity recorded in 11.4 yr.
- New home at 2052 Hatch Rd (Issued)0.35 mi W
Active in "Issued" for 5.6 yr (first record Apr 22, 2021) with no new permit activity recorded in 3.2 yr.
Entity-resolved builders & contractors in ½ mile: Jemico (2 on parcel, 2 in ½ mi · Windows / doors / siding); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Better Earth Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Larke Construction (1 on parcel, 1 in ½ mi · Roof replacement); Third Eye Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45959 | Windows / doors / siding | Issued | Iss. Feb 20, 2026 | $10,035 | Non-structural Door/Window Replacement |
| B45835 | Electrical / panel | Issued | Iss. Feb 11, 2026 | $5,250 | Service Upgrade |
| B45122 | HVAC / heat pump | Issued | Iss. Dec 11, 2025 | $100,000 | Remove 3 furnaces & install Air handlers, install 3 heat pumps in yard. Remove & replace all ductwork in crawlspace like… |
| B42852 | Windows / doors / siding | Issued | Iss. Jun 26, 2025 | $66,483 | Replace 12 retrofit windows and 1 retrofit patio door. — Non-structural Door/Window Replacement |
| B32930 | Solar / battery storage | Issued |