177 Pacheco Ave
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09016, -122.58366
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 $1,389,000 ($1,222,000–$1,556,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$119,060 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 10, 2024).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 0 Indian Valley Rd (0.5 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)
- ! Year 1 Prop 13 tax reset (~$16,424/yr at $1,389,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,369/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:
- 93,610 sq ft (2.15 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 177 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: $1,222,000 – $1,556,000 · 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)0.5 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)0.36 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)0.16 mi 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)0.39 mi W
Active in "Applied" for 16 mo (first record Jul 29, 2025) with no new permit activity recorded in 16 mo.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 7 in ½ mi · Addition (adds square footage)); J And J Electric (2 on parcel, 2 in ½ mi · Solar / battery storage); Rapidflo (2 on parcel, 2 in ½ mi · HVAC / heat pump); D And R Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); James S Clough Enterprises (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176608 | Remodel / interior alteration | Issued | Iss. May 10, 2024 | $185,000 | Non Structural Remodel Of Kitchen, 2 Bathrooms, Powder Room; (N) Window |
| B37485 | HVAC / heat pump | Issued | Iss. Mar 27, 2024 | $29,459 | replace furnace, AC, and water heater. Water Heater located in basement, AC in backyard, furnace in attic. Navien NPE-24… |
| 172142 | General repair | Issued | Iss. Aug 15, 2022 | $128,175 | Repair Decks - Railings And Decking |
| B26514 | HVAC / heat pump | Issued | Iss. Aug 5, 2021 | $2,000 | Replace with existing 5 ton AC and 95% Efficiency furnace 5 ton 14 seer — Replace Mechanical Appliance |
| 166733 | Solar / battery storage | Issued |