275 Olive Ave
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.10921, -122.53438
Executive Verdict · Public-Records Synthesis
Zoned ARP-60-HOD in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,200,000 ($1,056,000–$1,344,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Aug 23, 2024, 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
- ! FEMA Special Flood Hazard Area (AE, about 96% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE Moderate 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 (173856): Issued after 6 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
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: Mixed-use development at 435 School Rd (0.39 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:
- 851,859 sq ft (19.56 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 275 OLIVE AVE
Zoning & Land Use
ARP-60-HOD — Agriculture Residential Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-60-HOD (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 ARP-60-HOD (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned ARP-60-HOD (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
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 96% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 4% of the lot) · FIRM panel 06041C0281E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,056,000 – $1,344,000 · Status: Off market
HUD Small Area FMR (ZIP 94945) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,770 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- Other (173856) (Issued)On this parcel
Issued after 6 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
- Electrical / panel (B24107) (Issued)On this parcel
Issued after 2 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
- Electrical / panel (144898) (Issued)On this parcel
Issued after 4 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
- Mixed-use development at 435 School Rd (Applied)0.39 mi E
In "Applied" for 5.6 yr (since Mar 26, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 5 in ½ mi · New garage / accessory structure); Five O Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Mastec Network Solutions (1 on parcel, 1 in ½ mi · Other); Owner Builder (8 in ½ mi · New garage / accessory structure); Pacific Pools (3 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B39238 | Electrical / panel | Issued | Iss. Aug 23, 2024 | $2,900 | upgrade to main service from 100 to 200 — Service Upgrade |
| 173856 | Other | Issued | Iss. Apr 21, 2023 | $2,000 | Decommission T-Mobile Cell Site T.D. 11-2-22 |
| B24107 | Electrical / panel | Issued | Iss. Jan 14, 2021 | $2,000 | Changing out damaged electrical 200A meter main panel with a like for like panel — Service Upgrade |
| 144898 | Electrical / panel | Issued | Iss. Nov 13, 2014 | $20,000 | Sprint - Repl 3 Antennae; 3 New R R U's; 6 New Junction Cylinders; And 4 New Batteries Into Existing Cabinets T.D. 8/26/… |