146 Wild Horse Valley Dr
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.09449, -122.62123
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 $1,227,000 ($1,080,000–$1,374,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Apr 26, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 176 Wild Horse Valley Dr (0.14 mi NW, 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 (~$14,561/yr at $1,227,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,213/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:
- 20,691 sq ft (0.47 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 146 WILD HORSE VALLEY DR
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: $1,080,000 – $1,374,000 · 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
- Demolition at 176 Wild Horse Valley Dr (Issued)0.14 mi NW
Active in "Issued" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 2.5 yr.
- Demolition at 80 Palomino Cir (Issued)0.26 mi N
Active in "Issued" for 8.3 yr (first record Aug 9, 2018) with no new permit activity recorded in 7.8 yr.
Entity-resolved builders & contractors in ½ mile: Maap (2 on parcel, 2 in ½ mi · Windows / doors / siding); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (4 in ½ mi · Remodel / interior alteration); Owner (3 in ½ mi · Remodel / interior alteration); Gregory Davis Construction (1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37845 | Windows / doors / siding | Issued | Iss. Apr 26, 2024 | $11,561 | Replacing 5 windows in-kind with vinyl, WUI glass and retrofit frame installation. — Non-structural Door/Window Replacem… |
| B35416 | Windows / doors / siding | Issued | Iss. Sep 14, 2023 | $20,470 | Replacing 5 windows & 3 Sliding Patio Doors in-kind with vinyl & WUI glass. Nail-fin frame doors and retrofit frame wind… |
| B12742 | Roof replacement | Issued | Iss. Jul 6, 2017 | $21,750 | Prepare existing 31 sq. ft. surface to receive new roofing system. Apply 1 SPF Silicone Coating. — ReRoofing |