· APN 153-141-31 · Novato
Zoned R4-6.0 in Novato with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps.
Zone R4-6.0 allows residential use qualifying for ministerial ADU review under state law.
Source: Novato zoning · CA Gov. Code 66314
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)
Closest lead: Landing Court Apartments (0.33 mi S, entitled). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 85 proposed or in review (81 of them deed-restricted affordable); 1 demolition.
5 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
4 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Insufficient area benchmark data
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Novato)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 14, 2026
We don't have building permits for Novato, so we can't show what has been permitted nearby.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Novato's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 14, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R4-6.0 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 8.6 yr (first record Apr 16, 2018), with no completion or new permit record in 8.6 yr. · 1 unit
Permit issued and active for 8.5 yr (first record May 3, 2018), with no completion or new permit record in 8.5 yr. · 1 unit
Permit issued and active for 7.1 yr (first record Sep 30, 2019), with no completion or new permit record in 7.1 yr. · 1 unit
In "Entitled" for 5.6 yr (since Apr 14, 2021), with no new permit record in 5.6 yr. · 1 unit
Permit issued and active for 3.8 yr (first record Feb 8, 2023), with no completion or new permit record in 3.8 yr. · 1 unit
Permit issued and active for 2.6 yr (first record Apr 4, 2024), with no completion or new permit record in 2.6 yr. · 1 unit
100 Phillips Ter · $50,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
82 units · 81 affordable
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
0 Hemlock Ave (A P N 157-143-30) · 1 unit
Records span May 23, 2025 to Jun 11, 2025 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
301 units · 298 affordable
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Novato development graph →Active in "Entitled" for 2 yr (first record Oct 28, 2024) with no new permit activity recorded in 2 yr. High-impact scale (301 housing units, 298 deed-restricted affordable across 0 permits).
Active in "Entitled" for 14 mo (first record Sep 22, 2025) with no new permit activity recorded in 14 mo. High-impact scale (82 housing units, 81 deed-restricted affordable across 0 permits).
Active in "Issued" for 7.1 yr (first record Sep 30, 2019) with no new permit activity recorded in 7.1 yr.
Active in "Entitled" for 22 mo (first record Jan 24, 2025) with no new permit activity recorded in 22 mo.
Active in "Issued" for 3.8 yr (first record Feb 8, 2023) with no new permit activity recorded in 3.8 yr.
Active in "Issued" for 2.6 yr (first record Apr 4, 2024) with no new permit activity recorded in 2.6 yr.
HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area
HUD FY 2026 · 40th-percentile gross rentArea home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($5,500/yr) + local voter-approved bond debt ($825/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$8,691/yr
Cash needed: $121,000
NOI: $24,682/yr
P&I: $2,781/mo
For $0/mo net cash flow
At $3,600/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,312/mo | −$1,138/mo | -11.3% | $4,900/mo | −$1,053/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$724/mo | -7.2% | $4,536/mo | −$435/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,816/mo | −$487/mo | -4.8% | $4,430/mo | +$35/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Finaled / completed1 unitsMay 16, 2019 – May 16, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No building permits are recorded for this parcel since 2016.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2019 | —(B2016-2603) | SFD · Owner | — | — | 1 (May 16, 2019) | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Novato's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 14, 2026
0.16 acres
Assessor's classification for assessment purposes. This is not zoning.
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 153-141-31. Assessed value is not market value.
Search by parcel number 153-141-31 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.