124 Wild Horse Valley Dr
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.09743, -122.62026
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 $1,358,000 ($1,195,000–$1,521,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$114,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 14, 2022).
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 at 2500 Vineyard Rd (0.39 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)
- ! Year 1 Prop 13 tax reset (~$16,067/yr at $1,358,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,339/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:
- 42,384 sq ft (0.97 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 124 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: $1,195,000 – $1,521,000 · 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 at 2500 Vineyard Rd (Applied)0.39 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).
- Accessory dwelling unit at 20 Verissimo Dr (Applied)0.45 mi N
In "Applied" for 4.2 yr (since Aug 23, 2022), 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)440 ft NW
Active in "Issued" for 8.3 yr (first record Aug 9, 2018) with no new permit activity recorded in 7.8 yr.
- Demolition at 176 Wild Horse Valley Dr (Issued)0.13 mi SW
Active in "Issued" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 2.5 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 8 in ½ mi · Remodel / interior alteration); Kelly Plumbing And Heating (2 on parcel, 2 in ½ mi · HVAC / heat pump); Gregory Davis Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Owner Builder (8 in ½ mi · Remodel / interior alteration); Barkley Builders (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B32054 | Plumbing / water heater / sewer | Issued | Iss. Dec 14, 2022 | $4,000 | replace water heater with tankless in existing location under the house — Replace Plumbing Fixtures(s) |
| B32053 | HVAC / heat pump | Issued | Iss. Dec 14, 2022 | $5,000 | Replace furnace in existing location under the house. — Replace Mechanical Appliance |
| 166004 | Remodel / interior alteration | Issued | Iss. Oct 16, 2020 | $700,001 | Kitchen Remodel-Express |
| B23632 | Plumbing / water heater / sewer | Issued | Iss. Sep 22, 2020 | $70,000 | Complete removal and replacement of cabinets and counter tops. Plumbing, lighting and electrical outlets being upgraded … |