133 Maestro Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09465, -122.60694
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,278,000 ($1,125,000–$1,431,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.5 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$8,688 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 22, 2021).
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 443 Wilson Ave (aka 441) (0.12 mi S, 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 (~$15,147/yr at $1,278,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,262/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:
- 76,186 sq ft (1.75 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 133 MAESTRO RD
Zoning & Land Use
RMP-0.5 — Residential Multiple Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.5 (multifamily residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-0.5 (multifamily residential), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.5 (multifamily residential), not a single-family residential zone. The parcel point also falls in Undesignated.
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 06041C0276D, 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: $1,125,000 – $1,431,000 · 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 443 Wilson Ave (aka 441) (Issued)0.12 mi S
Active in "Issued" for 5.4 yr (first record Jun 25, 2021) with no new permit activity recorded in 4.8 yr.
- Accessory dwelling unit at 441 Wilson Ave (Issued)0.13 mi S
Active in "Issued" for 5.7 yr (first record Feb 25, 2021) with no new permit activity recorded in 5.7 yr.
- New home at 1970 Indian Valley Rd (Issued)0.34 mi E
Active in "Issued" for 10 yr (first record Nov 14, 2016) with no new permit activity recorded in 4 yr.
- New home at 10 Tanglewood Ln (Issued)0.34 mi S
Active in "Issued" for 8.5 yr (first record May 24, 2018) with no new permit activity recorded in 7.2 yr.
Entity-resolved builders & contractors in ½ mile: Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · Other); Black Diamond Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Chais Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner (5 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B27857 | Other | Issued | Iss. Nov 22, 2021 | $25,000 | C/O (2) 100K BTU 96% FURNACES — Replace Mechanical Appliance |
| 151422 | Roof replacement | Issued | Iss. Apr 4, 2016 | $7,000 | Re-Roof***Expired |
| 151335 | Electrical / panel | Issued | Iss. Mar 28, 2016 | $1,500 | Elec Panel Upgrade - 200a Pv-Ready |
| 150917 | Solar / battery storage | Issued | Iss. Feb 24, 2016 | $32,178 | Pv Sys 14.56 K W Express |