455 Gage Ln
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09045, -122.59910
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 $1,288,000 ($1,133,000–$1,443,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$18,876 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 17, 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) (about 99% 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 0 Indian Valley Rd (0.34 mi E, 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)
- ! Year 1 Prop 13 tax reset (~$15,262/yr at $1,288,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,272/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:
- 49,571 sq ft (1.14 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 455 GAGE LN
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) (about 99% 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: $1,133,000 – $1,443,000 · 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 0 Indian Valley Rd (Applied)0.34 mi E
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 419 Bloom Ln (Issued)0.15 mi E
Active in "Issued" for 10.6 yr (first record Mar 31, 2016) with no new permit activity recorded in 7.8 yr.
- Accessory dwelling unit at 1955 Indian Valley Rd (Issued)0.27 mi N
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 10 Tanglewood Ln (Issued)0.32 mi W
Active in "Issued" for 8.5 yr (first record May 24, 2018) with no new permit activity recorded in 7.2 yr.
Entity-resolved builders & contractors in ½ mile: 3d Remodeling (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Rhinosroofing (1 on parcel, 1 in ½ mi · Roof replacement); Kc Home Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Elex Solutions (1 on parcel, 1 in ½ mi · EV charger); Owner Builder (16 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B39522 | EV charger | Issued | Iss. Sep 17, 2024 | $1,000 | Installation of Level 2 EV charger in attached garage. 60A breaker. #6 AWG conductors and #10 ground. — EV Charging Stat… |
| B36770 | HVAC / heat pump | Issued | Iss. Jan 22, 2024 | $20,926 | Install a high efficiency, heat pump system, which will include a new indoor air handler and outdoor condenser unit. — R… |
| B35894 | Roof replacement | Issued | Iss. Oct 24, 2023 | $28,600 | Remove existing roofing material and install 30yr GAF Timberline comp. shingles 44sqs — ReRoofing; With Electronic Inspe… |
| 174097 | Remodel / interior alteration | Issued | Iss. May 19, 2023 | $39,000 | Nonstructural Kitchen Remodel, New Gas Line From Meter - Express |