30 Beattie Ave
Novato 94945 · Black Point · Unincorporated Marin · Coordinates: 38.10906, -122.50339
Executive Verdict · Public-Records Synthesis
Zoned A2 in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,514,000 ($1,332,000–$1,696,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$169,814 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Sep 14, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 40% 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 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
Accessory dwelling unit at 33 Beattie Ave (aka 30): Active in "Issued" for 3.7 yr (first record Mar 3, 2023) with no new permit activity recorded in 3.2 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5 Bay Canyon Rd (240 ft S, 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:
- 90,343 sq ft (2.07 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 30 BEATTIE AVE; 33 BEATTIE AVE
Zoning & Land Use
A2 — Agriculture Limited (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2 (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 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned A2 (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) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 40% of the lot); Zone X: minimal flood hazard (about 60% of the lot) · FIRM panel 06041C0282E, 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: $1,332,000 – $1,696,000 · 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
- Accessory dwelling unit at 33 Beattie Ave (aka 30) (Issued)On this parcel
Active in "Issued" for 3.7 yr (first record Mar 3, 2023) with no new permit activity recorded in 3.2 yr.
- New home at 5 Bay Canyon Rd (Applied)240 ft S
In "Applied" for 2.3 yr (since Jul 30, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 315 Laurel Ave (Applied)0.44 mi SE
In "Applied" for 2.8 yr (since Feb 7, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 363 Grandview Ave (Applied)0.44 mi SE
In "Applied" for 2.5 yr (since Apr 26, 2024), 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 Builder (1 on parcel, 7 in ½ mi · Accessory dwelling unit (new or conversion)); Tj Built Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (4 in ½ mi · New single-family home); Cottonwood Homes (1 in ½ mi · New garage / accessory structure); Hendrickson Pools (1 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 174962 | Accessory dwelling unit (new or conversion) | Issued | Iss. Sep 14, 2023 | $60,000 | C O U (E) Basement To A D U W/ Deck |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2023).