1773 Indian Valley Rd
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.08899, -122.59347
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 $1,525,000 ($1,342,000–$1,708,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$255,283 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Jul 16, 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
Other (179645): Issued after 15 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 0 Indian Valley Rd (0.1 mi N, 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:
- 66,385 sq ft (1.52 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 1773 INDIAN VALLEY RD
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 06041C0279D, 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: $1,342,000 – $1,708,000 · 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
- Other (179645) (Issued)On this parcel
Issued after 15 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New garage / accessory structure (92097) (Applied)On this parcel
Pending in review for 2.6 yr (5.7× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Plumbing / water heater / sewer (175483) (Issued)On this parcel
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Accessory dwelling unit at 0 Indian Valley Rd (Applied)0.1 mi N
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).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 12 in ½ mi · Remodel / interior alteration); Solarcraft Services (2 on parcel, 2 in ½ mi · Solar / battery storage); Earl Adams Tile Coping And Plastering Adams Pool Solutions (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump); Earl Adams Tile Coping And Plastering (1 on parcel, 1 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 179645 | Other | Issued | Iss. Jul 16, 2025 | $99,260 | Deck |
| 92097 | New garage / accessory structure | Applied | App. Apr 17, 2024 | $96,471 | Free Standing Patio Cover |
| 176235 | Addition (adds square footage) | Issued | Iss. Mar 20, 2024 | $280,000 | Remodel Main House & A D U, Replace Windows; Enclose (E) Upper Flr Balcony |
| B36404 | HVAC / heat pump | Issued | Iss. Dec 13, 2023 | $20,000 | New heating/ AC system (heat pump and fan coil) for existing second floor area of residence. — Mechanical Appliance |
| 175483 | Plumbing / water heater / sewer | Issued | Iss. Nov 22, 2023 |