50 Old Ranch Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.08694, -122.59441
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 $1,248,000 ($1,098,000–$1,398,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$108,838 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest May 14, 2024).
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
General repair (176629): Issued after 10 mo (3.7× the 83d median) — above the 75th percentile for general repair permits in Unincorporated Marin (median 83d, 75th pct 181d, n=693).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 0 Indian Valley Rd (0.25 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)
Parcel & Assessor
- Lot size:
- 116,828 sq ft (2.68 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 50 OLD RANCH 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
- 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: $1,098,000 – $1,398,000 · 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)0.25 mi N
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).
- General repair (176629) (Issued)On this parcel
Issued after 10 mo (3.7× the 83d median) — above the 75th percentile for general repair permits in Unincorporated Marin (median 83d, 75th pct 181d, n=693).
- New home at 1763 Indian Valley Rd (Issued)0.14 mi NE
Active in "Issued" for 12.6 yr (first record Apr 3, 2014) with no new permit activity recorded in 11.4 yr.
- New home at 1783 Indian Valley Rd (Issued)0.19 mi N
Active in "Issued" for 11.8 yr (first record Jan 14, 2015) with no new permit activity recorded in 11.4 yr.
Entity-resolved builders & contractors in ½ mile: Fontana Construction (4 on parcel, 4 in ½ mi · Electrical / panel); Hooked On Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Mike Testa Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (12 in ½ mi · Remodel / interior alteration); Owner (6 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176629 | General repair | Issued | Iss. May 14, 2024 | $562,000 | Driveway Retaining Walls |
| B37558 | Plumbing / water heater / sewer | Issued | Iss. Apr 4, 2024 | $8,900 | Install Navien 240-A2 tankless water heater in basement area in south-east corner of home. — Replace Plumbing Fixtures(s… |
| B35820 | Solar / battery storage | Issued | Iss. Oct 18, 2023 | $30,400 | 1 ROOF MOUNTED SMALL-SCALE SINGLE-PHASE PV ARRAY INSTALLATION 0.000kW DC WITH ENERGY STORAGE SYSTEM 10kW DC 2. GENERATIO… |
| 174688 | New garage / accessory structure | Issued | Iss. Aug 4, 2023 | $25,000 | Convert Carport To Garage |
| 174687 | Remodel / interior alteration | Issued |