1757 Indian Valley Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.08790, -122.59237
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 $1,294,000 ($1,139,000–$1,449,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$24,649 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 29, 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)
- ! Delayed or open permit activity on this parcel
Demolition (81824): Pending in review for 8.5 yr (56.7× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 0 Indian Valley Rd (0.17 mi N, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Parcel & Assessor
- Lot size:
- 51,575 sq ft (1.18 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1757 INDIAN VALLEY 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 06041C0279D, 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: $1,139,000 – $1,449,000 · 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
- Demolition (81824) (Applied)On this parcel
Pending in review for 8.5 yr (56.7× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
- Accessory dwelling unit at 0 Indian Valley Rd (Applied)0.17 mi N
In "Applied" for 22 mo (since Jan 23, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $950,000 declared valuation across 1 permit).
- New home at 1763 Indian Valley Rd (Issued)210 ft N
Active in "Issued" for 12.6 yr (first record Apr 3, 2014) with no new permit activity recorded in 11.4 yr.
- New home at 1783 Indian Valley Rd (Issued)0.12 mi N
Active in "Issued" for 11.8 yr (first record Jan 14, 2015) with no new permit activity recorded in 11.4 yr.
Entity-resolved builders & contractors in ½ mile: Gold Hammer Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Gagne Brothers Enterprises (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B27902 | Plumbing / water heater / sewer | Issued | Iss. Nov 29, 2021 | $7,300 | TANKLESS WATER HEATER. — Replace Plumbing Fixtures(s) |
| 158778 | Solar / battery storage | Issued | Iss. Jun 13, 2018 | $29,900 | Pv 8.68 Kw Express |
| B15138 | Roof replacement | Issued | Iss. Jun 4, 2018 | $7,250 | ***Detached Garage Only *** Remove existing 9 sq ft roof down to sheathing. Prepare existing sheathing for new roof. Ins… |
| 81824 | Demolition | Applied | App. Apr 30, 2018 | $2,000 | Demo Carport B W O P***Expired |
| 150432 | Remodel / interior alteration | Issued | Iss. Jan 20, 2016 |