131 Maestro Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09360, -122.60664
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 $1,287,000 ($1,133,000–$1,441,000).
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 (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Dec 22, 2025).
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) (about 92% 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) (350 ft 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 (~$15,251/yr at $1,287,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,271/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:
- 85,073 sq ft (1.95 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 131 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) (about 92% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 8% 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: $1,133,000 – $1,441,000 · 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)350 ft SW
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)350 ft SW
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 10 Tanglewood Ln (Issued)0.27 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)0.34 mi E
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: K And S Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Adams Refrigeration Service A California (1 on parcel, 1 in ½ mi · HVAC / heat pump); Adams Refrigeration Service A California Corpo (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (9 in ½ mi · Remodel / interior alteration); Owner (5 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45262 | Solar / battery storage | Issued | Iss. Dec 22, 2025 | $40,170 | 6.44 kW-DC Residential Roof Mount Solar PV Installation w/ 5 kWh Battery Storage (for self-consumption only, no backup) |
| B43978 | HVAC / heat pump | Issued | Iss. Sep 20, 2025 | $9,500 | REPLACE FURNACE AND AC UNIT. — Replace Mechanical Appliance |
| B24031 | HVAC / heat pump | Issued | Iss. Oct 30, 2020 | $11,500 | REPLACE FURNACE AND AC SYSTEM. INSTALL 96% FURNACE AND 14 SEER AC SYSTEM — Replace Mechanical Appliance |