175 Pacheco Ave
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09039, -122.58328
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 $1,302,000 ($1,146,000–$1,458,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$31,950 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 11, 2021).
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 (85749): Pending in review for 6.4 yr (14.3× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.33 mi E, 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)
Parcel & Assessor
- Lot size:
- 60,984 sq ft (1.40 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 175 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: $1,146,000 – $1,458,000 · 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 garage / accessory structure (85749) (Applied)On this parcel
Pending in review for 6.4 yr (14.3× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- General repair (158665) (Issued)On this parcel
Issued after 6 mo (2.2× the 83d median) — above the 75th percentile for general repair permits in Unincorporated Marin (median 83d, 75th pct 181d, n=693).
- New home (Entitled)0.33 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)0.18 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 Builder (1 on parcel, 3 in ½ mi · Electrical / panel); Wb Saunders Construction (3 on parcel, 3 in ½ mi · Electrical / panel); Simply Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (6 in ½ mi · Addition (adds square footage)); Dan Gillies Construction (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 169592 | Solar / battery storage | Issued | Iss. Oct 11, 2021 | $25,000 | 4.56kw Rooftop Photovoltaic - Express |
| 85749 | New garage / accessory structure | Applied | App. Jun 5, 2020 | $26,000 | Storage Shed |
| 160258 | Addition (adds square footage) | Issued | Iss. Dec 6, 2018 | $45,000 | Addtn & Remod T.D. 8/22/18 |
| B16354 | Electrical / panel | Issued | Iss. Nov 1, 2018 | $2,500 | digging a trench for gas and electrical — Service Upgrade; New Gas Service |
| 158665 | General repair | Issued | Iss. Jun 5, 2018 | $47,000 |