261 Wilson Ave
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09126, -122.61042
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,179,000 ($1,038,000–$1,320,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.5 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$39,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Mar 24, 2023).
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
General repair (173638): Issued after 13 mo (4.7× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
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 443 Wilson Ave (aka 441) (0.2 mi NE, issued). 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:
- 118,614 sq ft (2.72 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 261 WILSON AVE
Zoning & Land Use
RMP-0.5 — Residential Multiple Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.5 (multifamily residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-0.5 (multifamily residential), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.5 (multifamily residential), 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: $1,038,000 – $1,320,000 · 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
- General repair (173638) (Issued)On this parcel
Issued after 13 mo (4.7× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- Pool / spa (173637) (Issued)On this parcel
Issued after 13 mo (2.9× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
- Accessory dwelling unit at 443 Wilson Ave (aka 441) (Issued)0.2 mi NE
Active in "Issued" for 5.4 yr (first record Jun 25, 2021) with no new permit activity recorded in 4.8 yr.
- Accessory dwelling unit at 441 Wilson Ave (Issued)0.2 mi NE
Active in "Issued" for 5.7 yr (first record Feb 25, 2021) with no new permit activity recorded in 5.7 yr.
Entity-resolved builders & contractors in ½ mile: Herbs Pool Service (2 on parcel, 2 in ½ mi · General repair); Moore Solar Heating Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner (3 in ½ mi · Accessory dwelling unit (new or conversion)); Owner Builder (2 in ½ mi · Remodel / interior alteration); Design Build Specialists (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 173638 | General repair | Issued | Iss. Mar 24, 2023 | $10,000 | Retaining Wall Associated With New Pool (T#89532) |
| 173637 | Pool / spa | Issued | Iss. Mar 24, 2023 | $184,665 | New In-Ground Pool And Automatic Safety Cover Associated With New Retaining Wall (T#89583) |
| 150565 | HVAC / heat pump | Issued | Iss. Feb 1, 2016 | $7,250 | Repl 2 Furnaces***Ext To 2/1/19 |