158 Maestro Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09364, -122.60518
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 $1,244,000 ($1,095,000–$1,393,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$16,848 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 6, 2026).
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 441 Wilson Ave (0.13 mi SW, issued). 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 (~$14,756/yr at $1,244,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,230/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:
- 15,682 sq ft (0.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 158 MAESTRO 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: $1,095,000 – $1,393,000 · 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 441 Wilson Ave (Issued)0.13 mi SW
Active in "Issued" for 5.7 yr (first record Feb 25, 2021) with no new permit activity recorded in 5.7 yr.
- Accessory dwelling unit at 443 Wilson Ave (aka 441) (Issued)0.14 mi W
Active in "Issued" for 5.4 yr (first record Jun 25, 2021) with no new permit activity recorded in 4.8 yr.
- New home at 10 Tanglewood Ln (Issued)0.26 mi S
Active in "Issued" for 8.5 yr (first record May 24, 2018) with no new permit activity recorded in 7.2 yr.
- New home at 1970 Indian Valley Rd (Issued)0.27 mi NE
Active in "Issued" for 10 yr (first record Nov 14, 2016) with no new permit activity recorded in 4 yr.
Entity-resolved builders & contractors in ½ mile: Piscatelli (1 on parcel, 1 in ½ mi · Roof replacement); Nrg Clean Power (1 on parcel, 1 in ½ mi · Solar / battery storage); Reyes Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Max Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (10 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 94434 | Addition (adds square footage) | Applied | App. Aug 6, 2026 | — | First And Second Floor Addition, Kitchen Remodel, Window And Header Replacement, New Siding, Stucco, And Reroof. |
| B46212 | Electrical / panel | Issued | Iss. Mar 16, 2026 | $500 | Service Upgrade |
| B44924 | Solar / battery storage | Issued | Iss. Nov 26, 2025 | $39,000 | Solar roof mount 13.34kW, 29 modules. 2 Tesla batteries w/ 13.5kWh capacity each. |
| B43392 | Roof replacement | Issued | Iss. Aug 7, 2025 | $41,492 | tear-off existing roof. install asphalt shingle roof 2100 SQ FT. — ReRoofing |
| B40089 | HVAC / heat pump | Issued |