1818 Indian Valley Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09108, -122.59354
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 $1,190,000 ($1,047,000–$1,333,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$7,559 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 13, 2025).
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 (340 ft SE, 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 (~$14,135/yr at $1,190,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,178/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:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1818 INDIAN VALLEY RD
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: $1,047,000 – $1,333,000 · 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)340 ft SE
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 at 1783 Indian Valley Rd (Issued)0.11 mi S
Active in "Issued" for 11.8 yr (first record Jan 14, 2015) with no new permit activity recorded in 11.4 yr.
- New home at 419 Bloom Ln (Issued)0.16 mi W
Active in "Issued" for 10.6 yr (first record Mar 31, 2016) with no new permit activity recorded in 7.8 yr.
- New home at 1763 Indian Valley Rd (Issued)0.19 mi S
Active in "Issued" for 12.6 yr (first record Apr 3, 2014) with no new permit activity recorded in 11.4 yr.
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (2 on parcel, 2 in ½ mi · Electrical / panel); Green Hill Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (14 in ½ mi · Remodel / interior alteration); Owner (8 in ½ mi · New garage / accessory structure); Jeffrey Novak Gen Contr (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42379 | Electrical / panel | Issued | Iss. May 13, 2025 | $2,500 | MAIN PANEL REPLACEMENT: EXISTING 200A MAIN PANEL TO BE REPLACED WITH NEW 200A MAIN PANEL — Service Upgrade |
| B41017 | Roof replacement | Issued | Iss. Jan 28, 2025 | $11,640 | reroof partial reroof on shingle area only 17sqs or 1700sqft like for like comp shingles class A fire rated shingles no … |
| B40656 | Solar / battery storage | Issued | Iss. Dec 26, 2024 | $18,258 | Roof Mounted PV System, 5.93KW, 15 Modules, 1 ESS |