405 Gage Ln
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.08659, -122.60047
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,151,000 ($1,013,000–$1,289,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$11,734 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 3, 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 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
Pool / spa (90966): Pending in review for 3.6 yr (9.7× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
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: Accessory dwelling unit at 0 Indian Valley Rd (0.49 mi NE, 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:
- 1,873,821 sq ft (43.02 ac)
- Assessor use:
- Rural - Improved
- Addresses on lot:
- 405 GAGE LN; 407 GAGE LN
Zoning & Land Use
Undesignated — Undesignated (Novato)
A10 — Agriculture and Conservation (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 A10.
- 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 A10.
- 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 A10.
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 06041C0278D, 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: $1,013,000 – $1,289,000 · 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
- Pool / spa (90966) (Applied)On this parcel
Pending in review for 3.6 yr (9.7× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
- Solar / battery storage (167197) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Solar / battery storage (87086) (Applied)On this parcel
Pending in review for 5.9 yr — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Accessory dwelling unit at 0 Indian Valley Rd (Applied)0.49 mi NE
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).
Entity-resolved builders & contractors in ½ mile: M Ferris Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Ed Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (12 in ½ mi · Remodel / interior alteration); Owner (7 in ½ mi · New single-family home); Builders Of Marin (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 90966 | Pool / spa | Applied | App. Apr 3, 2023 | $142,250 | (N) Pool |
| 167197 | Solar / battery storage | Issued | Iss. Feb 19, 2021 | $32,595 | 8.40kw Ground Mount Elevated Rack Photovoltaic **E-Inspection** |
| B24454 | Electrical / panel | Issued | Iss. Dec 18, 2020 | $2,500 | Upgrade electrical service panel from 100-am to 200-amp — Service Upgrade |
| B24411 | Electrical / panel | Issued | Iss. Dec 14, 2020 | $2,500 | Upgrade electrical service panel from 100-amp to 200-amp — Service Upgrade |
| 87086 | Solar / battery storage | Applied | App. Dec 7, 2020 |