475 Gage Ln
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09127, -122.59817
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 $1,475,000 ($1,298,000–$1,652,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$205,160 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Apr 27, 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 (0.3 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 (~$17,413/yr at $1,475,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,451/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:
- 48,439 sq ft (1.11 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 475 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) (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: $1,298,000 – $1,652,000 · 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 475 Gage Ln (Finaled / completed)On this parcel
High-impact scale (1 housing unit, $952,000 declared valuation across 1 permit).
- Accessory dwelling unit at 0 Indian Valley Rd (Applied)0.3 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)0.12 mi SE
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)0.23 mi NW
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 Builder (2 on parcel, 16 in ½ mi · Remodel / interior alteration); Owner (1 on parcel, 8 in ½ mi · New single-family home); Jeffrey Novak Gen Contr (2 in ½ mi · Accessory dwelling unit (new or conversion)); Jp Construction (2 in ½ mi · New garage / accessory structure); Fontana Construction (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B29557 | Solar / battery storage | Issued | Iss. Apr 27, 2022 | $20,000 | Installation of rooftop solar system on new construction single family residence |
| 167939 | New garage / accessory structure | Issued | Iss. Apr 27, 2021 | $92,000 | Barn W/Cvrd Patio T.D. 12-28-20 |
| 167938 | New single-family home | Issued | Iss. Apr 27, 2021 | $952,000 | Single Fam Dwelling T.D. 12-28-20 |
| 165038 |