81 Manzanita Ave
Novato 94945 · Black Point · Unincorporated Marin · Coordinates: 38.10690, -122.50329
Executive Verdict · Public-Records Synthesis
Zoned A2 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,457,000 ($1,282,000–$1,632,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$113,520 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest May 1, 2026).
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
Remodel / interior alteration (178574): Issued after 15 mo (5.7× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5 Bay Canyon Rd (0.11 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:
- 62,291 sq ft (1.43 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 81 MANZANITA 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 X: minimal flood hazard (all 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: $1,282,000 – $1,632,000 · 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
- Remodel / interior alteration (178574) (Issued)On this parcel
Issued after 15 mo (5.7× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New home at 5 Bay Canyon Rd (Applied)0.11 mi N
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).
- Addition (adds square footage) (93751) (Applied)On this parcel
Pending in review for 11 mo (2.2× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
- Accessory dwelling unit at 363 Grandview Ave (Applied)0.31 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, 6 in ½ mi · New garage / accessory structure); Owner (1 on parcel, 5 in ½ mi · Remodel / interior alteration); All County Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Arb (1 on parcel, 1 in ½ mi · Other); Tj Built Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46655 | Other | Issued | Iss. May 1, 2026 | $3,500 | — |
| 93751 | Addition (adds square footage) | Applied | App. Dec 1, 2025 | $20,000 | Expand Kitchen/Dining; Roof Changes;Related To 178574 |
| 180413 | Remodel / interior alteration | Issued | Iss. Nov 3, 2025 | $15,000 | Elevator - Related To 178574 |
| 178574 | Remodel / interior alteration | Issued | Iss. Feb 4, 2025 | $200,000 | Addition, Remodel, (N) Storage, Decks, Trellis, & Greenhouse |
| B31164 | Windows / doors / siding | Issued | Iss. Sep 24, 2022 | $5,000 |