1590 Indian Valley Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.08893, -122.58372
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 $1,139,000 ($1,002,000–$1,276,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Sep 8, 2026, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.4 mi NE, entitled). 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 (~$13,549/yr at $1,139,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,129/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:
- 131,725 sq ft (3.02 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1590 INDIAN VALLEY RD
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 06041C0279D, 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: $1,002,000 – $1,276,000 · 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 (Entitled)0.4 mi NE
In "Entitled" for 6.3 yr (since Jul 9, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 1611 Indian Valley Rd (Issued)420 ft S
Active in "Issued" for 7.9 yr (first record Dec 10, 2018) with no new permit activity recorded in 7.8 yr.
- New commercial building at 1754 Indian Valley Rd (Applied)0.38 mi W
Active in "Applied" for 15 mo (first record Jul 29, 2025) with no new permit activity recorded in 15 mo.
- New home (Issued)0.41 mi SE
Active in "Issued" for 8.8 yr (first record Jan 10, 2018) with no new permit activity recorded in 8.8 yr.
Entity-resolved builders & contractors in ½ mile: Peak Contractors (1 on parcel, 1 in ½ mi · Other); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Other); Owner (6 in ½ mi · Addition (adds square footage)); Owner Builder (3 in ½ mi · New garage / accessory structure); Builders Of Marin (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48250 | Other | Issued | Iss. Sep 8, 2026 | $15,000 | — |
| B48052 | Other | Issued | Iss. Aug 25, 2026 | $12,985 | — |