Novato 94947 · Indian Valley · APN 146-310-57 · Unincorporated Marin
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,139,000 ($1,002,000–$1,276,000).
Estimated range $1,002,000–$1,276,000 derived from zip zhvi + neighborhood acs + permit model and 190,444 sq ft lot geometry.
Source: 70% ZIP 94947 Zillow ZHVI ($1,012,808, September 2026) + 30% Indian Valley ACS median ($1,435,028) (Data provided by Zillow)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 1 proposed or in review; 1 commercial or mixed-use project.
2 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
44 permits within ½ mile since November 2024
$1,139,000
Benchmark range: $1,002,000 – $1,276,000
Closest lead: Accessory dwelling unit at 0 Indian Valley Rd (0.32 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,129/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of A2-B4 as agricultural, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 12.6 yr (first record Apr 3, 2014), with no completion or new permit record in 11.4 yr. · 1 unit · $300,000 declared valuation
Permit issued and active for 11.8 yr (first record Jan 14, 2015), with no completion or new permit record in 11.4 yr. · 1 unit · $235,000 declared valuation
Permit issued and active for 10.6 yr (first record Mar 31, 2016), with no completion or new permit record in 7.8 yr. · 1 unit · $11,000 declared valuation
In "Applied" for 22 mo (since Jan 23, 2025), with no new permit record in 22 mo. · 1 unit · $950,000 declared valuation
In "Applied" for 15 mo (since Jul 29, 2025), with no new permit record in 15 mo. · $200,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $983,284 in September 2025 to $1,012,808 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94947 (not a parcel appraisal)
Annual ZIP 94947 home-value index checkpoint
Changed from $1,021,699 in September 2024 to $983,284 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94947 (not a parcel appraisal)
1754 Indian Valley Rd · $200,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
0 Indian Valley Rd · 1 unit · $950,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94947 home-value index checkpoint
Changed from $993,500 in September 2023 to $1,021,699 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94947 (not a parcel appraisal)
Annual ZIP 94947 home-value index checkpoint
Changed from $1,029,641 in September 2022 to $993,500 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94947 (not a parcel appraisal)
Annual ZIP 94947 home-value index checkpoint
Changed from $949,991 in September 2021 to $1,029,641 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94947 (not a parcel appraisal)
475 Gage Ln · 1 unit · $952,000 valuation
Records span Nov 24, 2020 to Jan 12, 2022 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94947 home-value index checkpoint
Changed from $792,407 in September 2020 to $949,991 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94947 (not a parcel appraisal)
465 Gage Ln · 1 unit · $1,225,000 valuation
Records span Dec 18, 2019 to Sep 13, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
475 Gage Ln Was · 1 unit · $425,000 valuation
Records span Dec 18, 2019 to Sep 13, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 Deer Trl · 1 unit · $300,000 valuation
Records span Jul 15, 2019 to Jul 20, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
405 Gage Ln · 1 unit · $1,950,000 valuation
Records span Feb 11, 2016 to Jul 12, 2021 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
460 Indian Springs Rd · 1 unit · $200,000 valuation
Records span Dec 29, 2020 to Mar 12, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
419 Bloom Ln · 1 unit · $11,000 valuation
Records span Mar 31, 2016 to Jan 28, 2019 (3 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →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).
Active in "Issued" for 12.6 yr (first record Apr 3, 2014) with no new permit activity recorded in 11.4 yr.
Active in "Issued" for 11.8 yr (first record Jan 14, 2015) with no new permit activity recorded in 11.4 yr.
Active in "Issued" for 10.6 yr (first record Mar 31, 2016) with no new permit activity recorded in 7.8 yr.
Active in "Applied" for 15 mo (first record Jul 29, 2025) with no new permit activity recorded in 15 mo.
High-impact scale (1 housing unit, $1,950,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 389 parcels
Small prior baseline
City baseline: 16.4 / 1k
5 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder Recent nearby: 35 Wildwood Ln (Jun 14, 2024) | Remodel / interior alteration | 12 in ½ mi | $2,349,500 | 226 vs 240 prior−6% |
| Owner Recent nearby: 405 Gage Ln (Jul 19, 2018) | New garage / accessory structure | 5 in ½ mi | $2,785,000 | 25 vs 15 prior+67% |
| Builders Of Marin Recent nearby: (Dec 9, 2019) |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
HUD Small Area Fair Market Rent · ZIP 94947
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($11,400/yr) + local voter-approved bond debt ($1,710/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$55,848/yr
Cash needed: $250,800
NOI: $13,326/yr
P&I: $5,764/mo
For $0/mo net cash flow
At $3,250/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,990/mo | −$5,027/mo | -24.1% | $10,008/mo | −$5,015/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,250/mo | −$4,654/mo | -22.3% | $9,263/mo | −$4,457/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,445/mo | −$4,440/mo | -21.2% | $9,048/mo | −$4,033/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
No building permits are recorded for this parcel since 2016.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
4.37 acres
Assessor's classification for assessment purposes. This is not zoning.
90 OLD RANCH RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 146-310-57. Assessed value is not market value.
Search by parcel number 146-310-57 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Accessory dwelling unit (new or conversion) |
| 2 in ½ mi |
| $463,000 |
| 0 vs 0 prior |
| Jp Construction Recent nearby: 15 Wildwood Ln (Nov 21, 2018) | New garage / accessory structure | 2 in ½ mi | $278,500 | 0 vs 0 prior |
| Fontana Construction Recent nearby: 50 Old Ranch Rd (Aug 4, 2023) | New garage / accessory structure | 2 in ½ mi | $225,000 | 1 vs 3 prior |
| Travis Remodeling Recent nearby: 7 Indian Trail Ct (Apr 25, 2018) | New garage / accessory structure | 2 in ½ mi | $47,136 | 0 vs 1 prior |
| Wormood Recent nearby: 505 Slodown Ct (Feb 20, 2018) | Remodel / interior alteration | 2 in ½ mi | $40,190 | 1 vs 2 prior |
| Us Demo And Hauling Recent nearby: 1796 Indian Valley Rd (Sep 9, 2022) | Demolition | 2 in ½ mi | $15,500 | 0 vs 1 prior |
| Gudgel Rick Recent nearby: 402 Bloom Ln (Feb 25, 2022) | Addition (adds square footage) | 1 in ½ mi | $570,000 | 0 vs 0 prior |
| Tom Lynch Construction Recent nearby: 460 Indian Springs Rd (Mar 12, 2021) | Accessory dwelling unit (new or conversion) | 1 in ½ mi | $200,000 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 157d(vs 167d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.