450 Indian Springs Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09178, -122.59944
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 $1,270,000 ($1,118,000–$1,422,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 24, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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 95% 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 (0.37 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 (~$15,055/yr at $1,270,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,255/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:
- 62,117 sq ft (1.43 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 450 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) (about 95% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 5% 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: $1,118,000 – $1,422,000 · 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)0.37 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).
- Accessory dwelling unit at 1955 Indian Valley Rd (Issued)0.17 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 419 Bloom Ln (Issued)0.19 mi SE
Active in "Issued" for 10.6 yr (first record Mar 31, 2016) with no new permit activity recorded in 7.8 yr.
- New home at 1970 Indian Valley Rd (Issued)0.26 mi N
Active in "Issued" for 10 yr (first record Nov 14, 2016) with no new permit activity recorded in 4 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 9 in ½ mi · New single-family home); Kelly Plumbing And Heating (2 on parcel, 2 in ½ mi · HVAC / heat pump); Lubomir Skokan (1 on parcel, 1 in ½ mi · Windows / doors / siding); J And J Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (15 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47280 | Plumbing / water heater / sewer | Issued | Iss. Jun 24, 2026 | $2,500 | Replace Plumbing Fixtures(s) |
| B28959 | HVAC / heat pump | Issued | Iss. Mar 3, 2022 | $8,000 | INSTALLING AC — Replace Mechanical Appliance |
| B26223 | Windows / doors / siding | Issued | Iss. Jul 6, 2021 | $19,990 | Replacement of 20 windows like to like. — Non-structural Door/Window Replacement |
| B25728 | Windows / doors / siding | Issued | Iss. May 13, 2021 | $37,000 | install new Self Adhered Flashing (SAF) at all windows and doors install James Hardie House Wrap, seam tape, 9 SAF, galv… |
| 167837 | Electrical / panel | Issued |