127 Maestro Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09461, -122.60798
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 $1,147,000 ($1,009,000–$1,285,000).
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 (+$7,360 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 443 Wilson Ave (aka 441) (0.11 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 (~$13,641/yr at $1,147,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,137/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:
- 117,438 sq ft (2.70 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 127 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: $1,009,000 – $1,285,000 · 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)0.11 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 10 Tanglewood Ln (Issued)0.36 mi SE
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 2052 Hatch Rd (Issued)0.39 mi NE
Active in "Issued" for 5.6 yr (first record Apr 22, 2021) with no new permit activity recorded in 3.2 yr.
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 6 in ½ mi · Remodel / interior alteration); Solarcity Dba Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Ambrose Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (5 in ½ mi · Accessory dwelling unit (new or conversion)); Design Build Specialists (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40190 | Solar / battery storage | Issued | Iss. Nov 14, 2024 | $17,500 | ESS Install (1xTESLA PW3 1707000-XX-Y) 11.5kW |
| 176880 | General repair | Issued | Iss. Jun 18, 2024 | $20,000 | Replaster Pool - Minor Repair |
| 143798 | Solar / battery storage | Issued | Iss. Aug 20, 2014 | $20,300 | 9.18kw Roof Mounted Photovoltaic - Express |