1650 Indian Valley Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.08934, -122.58675
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 $1,286,000 ($1,132,000–$1,440,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$16,848 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Mar 8, 2023).
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
New garage / accessory structure (166814): Issued after 13 mo (2.3× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 0 Indian Valley Rd (0.34 mi W, applied). 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:
- 92,304 sq ft (2.12 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 1650 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: $1,132,000 – $1,440,000 · 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
- Accessory dwelling unit at 0 Indian Valley Rd (Applied)0.34 mi W
In "Applied" for 22 mo (since Jan 23, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $950,000 declared valuation across 1 permit).
- New garage / accessory structure (166814) (Issued)On this parcel
Issued after 13 mo (2.3× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
- Demolition at 1611 Indian Valley Rd (Issued)0.18 mi SE
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)0.21 mi W
Active in "Applied" for 15 mo (first record Jul 29, 2025) with no new permit activity recorded in 15 mo.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 7 in ½ mi · Addition (adds square footage)); Tesla Energy (2 on parcel, 2 in ½ mi · Electrical / panel); Kota Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Reyes Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Henry Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B32849 | Solar / battery storage | Issued | Iss. Mar 8, 2023 | $28,000 | New PV, roof mounted, 11.2 kW, 28 modules, main breaker derated from 200A to 175A |
| B28811 | HVAC / heat pump | Issued | Iss. Feb 24, 2022 | $27,800 | Heat pump replacement. — Replace Mechanical Appliance |
| 166814 | New garage / accessory structure | Issued | Iss. Jan 11, 2021 | $25,000 | Enclosed Patio Addition T.D. 4-20-20 |
| 162953 | Electrical / panel | Issued | Iss. Oct 16, 2019 | $2,000 | Main Panel Upgrade To 200 A |
| 162284 | Solar / battery storage | Issued | Iss. Aug 8, 2019 |