550 Wilson Ave
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09805, -122.60027
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 $1,318,000 ($1,160,000–$1,476,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$48,402 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Aug 13, 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: New home at 1970 Indian Valley Rd (0.19 mi S, 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 (~$15,607/yr at $1,318,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,301/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:
- 62,073 sq ft (1.43 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 550 WILSON AVE
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: $1,160,000 – $1,476,000 · 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
- New home at 1970 Indian Valley Rd (Issued)0.19 mi S
Active in "Issued" for 10 yr (first record Nov 14, 2016) with no new permit activity recorded in 4 yr.
- New home at 2052 Hatch Rd (Issued)0.23 mi W
Active in "Issued" for 5.6 yr (first record Apr 22, 2021) with no new permit activity recorded in 3.2 yr.
- Accessory dwelling unit at 1955 Indian Valley Rd (Issued)0.26 mi S
Active in "Issued" for 11.6 yr (first record Apr 15, 2015) with no new permit activity recorded in 11.4 yr.
- Perryman ADU (Issued)0.29 mi NE
Active in "Issued" for 15 mo (first record Aug 21, 2025) with no new permit activity recorded in 15 mo.
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Service (3 on parcel, 3 in ½ mi · Solar / battery storage); Gold Hammer Construction (1 on parcel, 1 in ½ mi · New garage / accessory structure); Peak Contractors (1 on parcel, 1 in ½ mi · Other); Owner Builder (8 in ½ mi · Remodel / interior alteration); Jeffrey Novak Gen Contr (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47880 | Other | Issued | Iss. Aug 13, 2026 | $15,000 | — |
| 168744 | Pool / spa | Issued | Iss. Jul 7, 2021 | $125,000 | Pool; Decks |
| 160595 | Electrical / panel | Issued | Iss. Jan 23, 2019 | $500 | Main Breaker D-Rate |
| 160594 | Solar / battery storage | Issued | Iss. Jan 23, 2019 | $6,000 | Battery Back Up Kw Express |
| 160593 | Solar / battery storage | Issued | Iss. Jan 23, 2019 | $20,500 | Pv 10.150 Kw Express |