170 Maestro Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09392, -122.60462
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 $1,283,000 ($1,129,000–$1,437,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$12,994 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jul 16, 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 (0.16 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 (~$15,205/yr at $1,283,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,267/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:
- 42,166 sq ft (0.97 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 170 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 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: $1,129,000 – $1,437,000 · 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)0.16 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)0.17 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 1970 Indian Valley Rd (Issued)0.23 mi NE
Active in "Issued" for 10 yr (first record Nov 14, 2016) with no new permit activity recorded in 4 yr.
- Accessory dwelling unit at 1955 Indian Valley Rd (Issued)0.26 mi E
Active in "Issued" for 11.6 yr (first record Apr 15, 2015) with no new permit activity recorded in 11.4 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 6 in ½ mi · Accessory dwelling unit (new or conversion)); Design Build Specialists (1 on parcel, 2 in ½ mi · New garage / accessory structure); Sustainable Living Builders (2 on parcel, 2 in ½ mi · Other); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Cascade Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47516 | Other | Issued | Iss. Jul 16, 2026 | $5,330 | — |
| B47487 | Roof replacement | Issued | Iss. Jul 14, 2026 | $42,665 | ReRoofing |
| B26171 | Electrical / panel | Issued | Iss. Jun 29, 2021 | $2,650 | Main electrical panel was upgraded by Electrician to 200 amps. — Service Upgrade |
| 168556 | Solar / battery storage | Issued | Iss. Jun 21, 2021 | $36,095 | 9.62kw Rooftop Photovoltaic |
| B12670 | Plumbing / water heater / sewer | Issued | Iss. Jun 27, 2017 | $2,000 | replace 40 gal water heater — Replace Plumbing Fixtures(s) |