458 Indian Springs Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09146, -122.59872
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 $1,454,000 ($1,280,000–$1,628,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$184,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Feb 5, 2025).
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
New garage / accessory structure (81225): Pending in review for 8.9 yr (19.8× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
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 (0.33 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)
Parcel & Assessor
- Lot size:
- 61,115 sq ft (1.40 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 458 INDIAN SPRINGS RD; 460 INDIAN SPRINGS RD
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: $1,280,000 – $1,628,000 · 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 garage / accessory structure (81225) (Applied)On this parcel
Pending in review for 8.9 yr (19.8× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Accessory dwelling unit at 0 Indian Valley Rd (Applied)0.33 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 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)0.2 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: Wormood (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Tom Lynch Construction (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Holleran Daniel (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Simply Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Vital Energy Solutions (1 on parcel, 1 in ½ mi · Other).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41131 | Other | Issued | Iss. Feb 5, 2025 | $19,283 | Standby generator 22kW |
| 167392 | Accessory dwelling unit (new or conversion) | Issued | Iss. Mar 12, 2021 | $200,000 | Manufactured A.D.U. & Deck |
| 81225 | New garage / accessory structure | Applied | App. Dec 19, 2017 | $100,000 | Poolhouse In Place Of Part Of Carport/Storage |
| 146192 | Remodel / interior alteration | Issued | Iss. Mar 12, 2015 | $44,000 | Rmdl Kit |