470 Wilson Ave
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09329, -122.60218
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,276,000 ($1,123,000–$1,429,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$6,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 19, 2020).
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 Moderate 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 1955 Indian Valley Rd (0.14 mi NE, 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 (~$15,124/yr at $1,276,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,260/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:
- 95,788 sq ft (2.20 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 470 WILSON AVE; 472 WILSON AVE
Zoning & Land Use
A2-B4 — Agriculture Limited (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-B4 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotUnlikely
Zoned A2-B4 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned A2-B4 (agricultural), 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
- Moderate 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: $1,123,000 – $1,429,000 · 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 1955 Indian Valley Rd (Issued)0.14 mi NE
Active in "Issued" for 11.6 yr (first record Apr 15, 2015) with no new permit activity recorded in 11.4 yr.
- New home at 1970 Indian Valley Rd (Issued)0.16 mi NE
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)0.28 mi SW
Active in "Issued" for 8.5 yr (first record May 24, 2018) with no new permit activity recorded in 7.2 yr.
- Accessory dwelling unit at 441 Wilson Ave (Issued)0.28 mi W
Active in "Issued" for 5.7 yr (first record Feb 25, 2021) with no new permit activity recorded in 5.7 yr.
Entity-resolved builders & contractors in ½ mile: Design Build Specialists (1 on parcel, 2 in ½ mi · New garage / accessory structure); Alternative Roofing Solutions (1 on parcel, 1 in ½ mi · Roof replacement); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Gwilym Fong (1 on parcel, 1 in ½ mi · Roof replacement); Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 165487 | Solar / battery storage | Issued | Iss. Aug 19, 2020 | $7,000 | Energy Storage System |
| B14914 | Roof replacement | Issued | Iss. May 7, 2018 | $6,500 | Tear off and re-roof — ReRoofing |
| 156545 | New garage / accessory structure | Issued | Iss. Sep 19, 2017 | $70,000 | Rpr Tree Damage T.D. 7/20/17 |
| B10956 | Windows / doors / siding | Issued | Iss. Sep 6, 2016 | $6,383 | Replace 2 windows — Non-structural Door/Window Replacement |
| 147818 | Roof replacement | Issued | Iss. Jul 1, 2015 | $8,430 |