100 Pacheco Ave
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09055, -122.58179
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 $1,301,000 ($1,145,000–$1,457,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$31,320 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 19, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.25 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 (~$15,412/yr at $1,301,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,284/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:
- 70,393 sq ft (1.62 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 100 PACHECO AVE
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: $1,145,000 – $1,457,000 · 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)0.25 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)0.23 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)0.48 mi S
Active in "Issued" for 8.8 yr (first record Jan 10, 2018) with no new permit activity recorded in 8.8 yr.
- New commercial building at 1754 Indian Valley Rd (Applied)0.49 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: Tesla Energy (2 on parcel, 2 in ½ mi · Solar / battery storage); Lifestyle Fiberglass Pools (1 on parcel, 1 in ½ mi · Pool / spa); Island Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner (6 in ½ mi · Addition (adds square footage)); Owner Builder (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 173221 | Pool / spa | Issued | Iss. Jan 19, 2023 | $45,000 | Install [N] In-Ground Pool |
| B20838 | Electrical / panel | Issued | Iss. Jan 21, 2020 | $2,000 | 200A for 200A like for like Service Swap and a 200A Sub Panel — Service Upgrade |
| 163746 | Solar / battery storage | Issued | Iss. Dec 26, 2019 | $14,000 | Battery Backup - Express |
| 163745 | Solar / battery storage | Issued | Iss. Dec 26, 2019 | $11,190 | Pv Solar 9.765 Kw - Express |