465 A Gage Ln
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09065, -122.59869
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,312,000 ($1,155,000–$1,469,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$42,900 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 12, 2022).
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 0 Indian Valley Rd (0.32 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 (~$15,538/yr at $1,312,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,295/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:
- 50,922 sq ft (1.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 465A GAGE LN; 465 GAGE LN
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
- 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 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: $1,155,000 – $1,469,000 · 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
- New home at 465 Gage Ln (Finaled / completed)On this parcel
High-impact scale (1 housing unit, $1,225,000 declared valuation across 1 permit).
- Accessory dwelling unit at 0 Indian Valley Rd (Applied)0.32 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)0.13 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)0.26 mi N
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, 9 in ½ mi · New single-family home); Gold Rush Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (16 in ½ mi · Remodel / interior alteration); Jeffrey Novak Gen Contr (2 in ½ mi · Accessory dwelling unit (new or conversion)); Builders Of Marin (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B29714 | Other | Issued | Iss. May 12, 2022 | $20,000 | Install ground mounted natural gas generator (93hp). |
| 167622 | Solar / battery storage | Issued | Iss. Mar 31, 2021 | $47,333 | 4.32 Kw Rooftop Photovoltaic System |
| 165039 | Pool / spa | Issued | Iss. Jul 2, 2020 | $75,000 | New In Ground Swimming Pool |
| 165037 | New single-family home | Issued | Iss. Jul 2, 2020 | $1,225,000 | New Sfd & Attached Garage |
4 entries (report years 2020, 2021).