131 Wild Horse Valley Dr
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.09629, -122.61921
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 $1,253,000 ($1,103,000–$1,403,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$11,520 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 10, 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
HVAC / heat pump (88938): Pending in review for 5.2 yr — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
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 at 2500 Vineyard Rd (0.48 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:
- 24,176 sq ft (0.56 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 131 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: $1,103,000 – $1,403,000 · 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
- HVAC / heat pump (88938) (Applied)On this parcel
Pending in review for 5.2 yr — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
- New home at 2500 Vineyard Rd (Applied)0.48 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 176 Wild Horse Valley Dr (Issued)0.16 mi W
Active in "Issued" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 2.5 yr.
- Demolition at 80 Palomino Cir (Issued)0.18 mi NW
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: K And S Energy Dba Sunrise Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Mcdonald Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sonomarin Solar_inc (1 on parcel, 1 in ½ mi · Other); Papas Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47840 | Other | Issued | Iss. Aug 10, 2026 | $15,395 | — |
| B27361 | HVAC / heat pump | Issued | Iss. Oct 11, 2021 | $33,817 | REPLACE AC, COIL, AND FURNACE IN SAME LOCATIONS SEER 14 AFUE 80 REPLACE EXISTING DUCTWORK WITH NEW R-6 — Replace Ductwor… |
| B27027 | Plumbing / water heater / sewer | Issued | Iss. Sep 16, 2021 | $6,900 | install New Water Heater — Replace Plumbing Fixtures(s) |
| 88938 | HVAC / heat pump | Applied | App. Sep 16, 2021 | $6,900 | Tankless Water Heater |
| 157234 | Solar / battery storage | Issued | Iss. Dec 11, 2017 | $43,280 |