1804 Indian Valley Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09232, -122.59208
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,286,000 ($1,132,000–$1,440,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$16,489 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jan 11, 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 Moderate 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 (0.14 mi S, 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 (~$15,239/yr at $1,286,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,270/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:
- 60,810 sq ft (1.40 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1804 INDIAN VALLEY RD
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
- Moderate 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: $1,132,000 – $1,440,000 · 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)0.14 mi S
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)0.2 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 commercial building at 1754 Indian Valley Rd (Applied)0.23 mi S
Active in "Applied" for 15 mo (first record Jul 29, 2025) with no new permit activity recorded in 15 mo.
- New home (Issued)0.25 mi NE
Active in "Issued" for 3.3 yr (first record Jul 24, 2023) with no new permit activity recorded in 3.3 yr.
Entity-resolved builders & contractors in ½ mile: Jemico (2 on parcel, 2 in ½ mi · Windows / doors / siding); Wine Country Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Hoffmann Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sonomarin Solar_inc (1 on parcel, 1 in ½ mi · Solar / battery storage); Kruetzfeldt Construction (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B32256 | Windows / doors / siding | Issued | Iss. Jan 11, 2023 | $44,922 | Replace 2 retrofit patio doors and 1 retrofit ProVia entry door — Non-structural Door/Window Replacement |
| B31550 | Solar / battery storage | Issued | Iss. Oct 26, 2022 | $19,281 | DC COUPLED BATTERY INSTALLATION WITH ELECTRIQ POWER POWERPOD 20kWh. |
| B30885 | Roof replacement | Issued | Iss. Aug 30, 2022 | $10,450 | Remove existing roof. Install with new Lifetime Class A composition shingles on Barn Only — ReRoofing |
| B29032 | HVAC / heat pump | Issued | Iss. Mar 11, 2022 | $10,000 | REPLACE HEAT PUMP SYSTEM. — Replace Mechanical Appliance |
| B25367 | Windows / doors / siding |