176 Wild Horse Valley Dr
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.09622, -122.62212
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 $1,293,000 ($1,138,000–$1,448,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$48,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 17, 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)
- ! Delayed or open permit activity on this parcel
Demolition at 176 Wild Horse Valley Dr: Active in "Issued" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 2.5 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 2500 Vineyard Rd (0.46 mi N, 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:
- 41,730 sq ft (0.96 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 176 WILD HORSE VALLEY DR
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 06041C0276D, 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: $1,138,000 – $1,448,000 · 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
- Demolition at 176 Wild Horse Valley Dr (Issued)On this parcel
Active in "Issued" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 2.5 yr.
- Demolition (176665) (Issued)On this parcel
Issued after 5 mo (3.0× the 55d median) — above the 75th percentile for demolition permits in Unincorporated Marin (median 55d, 75th pct 106d, n=130).
- New home at 2500 Vineyard Rd (Applied)0.46 mi N
In "Applied" for 3.3 yr (since Jul 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 80 Palomino Cir (Issued)0.15 mi N
Active in "Issued" for 8.3 yr (first record Aug 9, 2018) with no new permit activity recorded in 7.8 yr.
Entity-resolved builders & contractors in ½ mile: Herrera Construction (1 on parcel, 1 in ½ mi · Demolition); Merciari (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Murphy Roofing Consulting (1 on parcel, 1 in ½ mi · Roof replacement); Owner (5 in ½ mi · Remodel / interior alteration); Owner Builder (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176665 | Demolition | Issued | Iss. May 17, 2024 | $140,000 | Demo & Rebuild (E) Decks T.D. 12-22-23 |
| 175235 | Remodel / interior alteration | Issued | Iss. Oct 17, 2023 | $100,000 | Remodel: (2) Baths & (N) Half Bath |
| 149135 | Roof replacement | Issued | Iss. Sep 28, 2015 | $18,500 | Reroof |