1535 Indian Valley Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.08943, -122.57964
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,344,000 ($1,183,000–$1,505,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$74,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 11, 2020).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 4% of the lot of lot)
Zone AE: regulatory floodway (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.22 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 (~$15,906/yr at $1,344,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,326/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:
- 85,726 sq ft (1.97 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1535 INDIAN VALLEY RD
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 AE: regulatory floodway (Special Flood Hazard Area) (about 4% of the lot); Zone X: minimal flood hazard (about 96% 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: $1,183,000 – $1,505,000 · 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)0.22 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)0.27 mi SW
Active in "Issued" for 7.9 yr (first record Dec 10, 2018) with no new permit activity recorded in 7.8 yr.
- New home (Issued)0.39 mi S
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: Owner (1 on parcel, 6 in ½ mi · Addition (adds square footage)); Owner Builder (1 on parcel, 2 in ½ mi · New garage / accessory structure); Juan Calmell (1 on parcel, 1 in ½ mi · General repair); Henris Supply (1 on parcel, 1 in ½ mi · Roof replacement); California Delta Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B24145 | Roof replacement | Issued | Iss. Nov 11, 2020 | $34,625 | TEAR OFF EXISTING COMPOSITION SHINGLES. INSTALL NEW SHINGLES WITH TIGER PAW UNDERLAYMENT. ALL NEW FLASHINGS. REUSE EXIST… |
| 159173 | Remodel / interior alteration | Issued | Iss. Jul 30, 2018 | $200,000 | Rmdl Kit, 2 Baths,& Laundry T.D. 7/16/18 |
| 152262 | HVAC / heat pump | Issued | Iss. Jun 9, 2016 | $11,713 | A/C, Furnace - Mini Split |
| 141618 | Pool / spa | Issued | Iss. Feb 18, 2014 | $80,273 | econfigure Pool(Demo & Rebuild) T.D. 12/26/13 |
| 141617 | General repair | Issued | Iss. Feb 18, 2014 |