200 A Pacheco Ave
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09194, -122.58511
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 $1,285,000 ($1,131,000–$1,439,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 27, 2026).
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 home: In "Entitled" for 5.5 yr (since Apr 28, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
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 (0.44 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:
- 80,499 sq ft (1.85 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 200A PACHECO AVE; 200 PACHECO AVE
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 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: $1,131,000 – $1,439,000 · 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)On this parcel
In "Entitled" for 5.5 yr (since Apr 28, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 0 Indian Valley Rd (Applied)0.44 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 home (Entitled)0.41 mi E
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)0.29 mi S
Active in "Issued" for 7.9 yr (first record Dec 10, 2018) with no new permit activity recorded in 7.8 yr.
Entity-resolved builders & contractors in ½ mile: Owner (2 on parcel, 9 in ½ mi · Addition (adds square footage)); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Quevedo Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (3 in ½ mi · New garage / accessory structure); Dan Gillies Construction (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45645 | Roof replacement | Issued | Iss. Jan 27, 2026 | $19,750 | ReRoofing |
| B29052 | Solar / battery storage | Issued | Iss. Mar 14, 2022 | $42,250 | (N) FLUSH MOUNTED 12.92 kW PV SYSTEM W/ GRID TIED MICROINVERTERS |
| B28647 | Electrical / panel | Issued | Iss. Feb 7, 2022 | $1,000 | building — Replace Circuits / Outlets |
| B24594 | Electrical / panel | Issued | Iss. Jan 12, 2021 | $200 | Relocate 50 Amp circuit which is no longer needed for an electric range so that it can be used to power pump needed for … |