149 Wild Horse Valley Dr
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.09307, -122.62241
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,249,000 ($1,099,000–$1,399,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$4,620 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 18, 2024).
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)
- ! Delayed or open permit activity on this parcel
Windows / doors / siding (92105): Pending in review for 2.6 yr — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,477).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 176 Wild Horse Valley Dr (0.22 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)
Parcel & Assessor
- Lot size:
- 47,568 sq ft (1.09 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 149 WILD HORSE VALLEY DR
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
- 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 06041C0278D, 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: $1,099,000 – $1,399,000 · 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
- Windows / doors / siding (92105) (Applied)On this parcel
Pending in review for 2.6 yr — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,477).
- Windows / doors / siding (92062) (Applied)On this parcel
Pending in review for 2.6 yr — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,477).
- Demolition at 176 Wild Horse Valley Dr (Issued)0.22 mi N
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)0.36 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: Simpson Sheet Metal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Henris Supply (1 on parcel, 1 in ½ mi · Roof replacement); P And M Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Owner Builder (2 in ½ mi · Remodel / interior alteration); Gregory Davis Construction (1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 92105 | Windows / doors / siding | Applied | App. Apr 18, 2024 | $55,300 | Remove/Replace (E) Ret Wall; Widen Driveway; Deck; Replace (E) Garage Widow W/ (N) Door |
| 92062 | Windows / doors / siding | Applied | App. Apr 5, 2024 | $52,500 | Remove/Replace (E) Ret Wall; Widen Driveway; Deck; Replace (E) Garage Widow W/ (N) Door **Withdrawn By Owner/Applicant; … |
| B32101 | HVAC / heat pump | Issued | Iss. Dec 20, 2022 | $34,070 | Replace existing 80% AFUE furnace at garage location and install/relocate new 95% AFUE horizontal furnace at new Crawl s… |
| B11317 | Roof replacement | Issued | Iss. Nov 3, 2016 | $16,000 | reroof — ReRoofing |
| 153006 | Remodel / interior alteration |