Novato 94945 · Black Point · APN 157-103-56 · Unincorporated Marin
Zoned A2 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,723,000 ($1,516,000–$1,930,000).
Public building records show issued construction/renovation work on this parcel (6 total permits, latest May 30, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
74 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.
$1,723,000
Benchmark range: $1,516,000 – $1,930,000
Accessory dwelling unit at 302 Grandview Ave: Active in "Issued" for 3.5 yr (first record May 30, 2023) with no new permit activity recorded in 3.5 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Accessory dwelling unit at 363 Grandview Ave (0.18 mi 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)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
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 Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 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 A2 as agricultural, 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 3.5 yr (first record May 30, 2023), with no completion or new permit record in 3.5 yr. · 1 unit · $44,888 declared valuation
Permit issued and active for 8.2 yr (first record Sep 18, 2018), with no completion or new permit record in 7.1 yr. · 1 unit · $600,000 declared valuation
Permit issued and active for 5.5 yr (first record May 5, 2021), with no completion or new permit record in 5.3 yr. · 1 unit · $45,000 declared valuation
In "Applied" for 2.8 yr (since Feb 7, 2024), with no new permit record in 2.8 yr. · 1 unit · $35,000 declared valuation
In "Applied" for 2.5 yr (since Apr 26, 2024), with no new permit record in 2.5 yr. · 1 unit · $75,000 declared valuation
In "Applied" for 2.3 yr (since Jul 30, 2024), with no new permit record in 2.1 yr. · 1 unit · $50,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,053,344 in September 2025 to $1,063,156 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94945 (not a parcel appraisal)
Annual ZIP 94945 home-value index checkpoint
Changed from $1,073,876 in September 2024 to $1,053,344 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94945 (not a parcel appraisal)
5 Bay Canyon Rd · 1 unit · $50,000 valuation
Records span Jul 30, 2024 to Oct 4, 2024 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94945 home-value index checkpoint
Changed from $1,040,503 in September 2023 to $1,073,876 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94945 (not a parcel appraisal)
363 Grandview Ave · 1 unit · $75,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
315 Laurel Ave · 1 unit · $35,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 housing unit completed (172317)
Reported in 2023 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Annual ZIP 94945 home-value index checkpoint
Changed from $1,070,658 in September 2022 to $1,040,503 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94945 (not a parcel appraisal)
Accessory dwelling unit (new or conversion) permit application filed (B34085)
Current status: Issued
Revision to permit 173205 because of change in roof. Provide and install 13.32kW roof-mount PV system to new ADU · Declared valuation: $44,888 · Contractor: J & J Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (B34085)
Recorded status: Issued
Revision to permit 173205 because of change in roof. Provide and install 13.32kW roof-mount PV system to new ADU · Declared valuation: $44,888 · 1 housing unit · Contractor: J & J Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (173205)
Recorded status: Issued
13.32kw Rooftop Photovoltaic On A D U · Declared valuation: $44,888
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit application filed (173205)
Current status: Issued
13.32kw Rooftop Photovoltaic On A D U · Declared valuation: $44,888
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit application filed (B32048)
Current status: Issued
Replace furnace with heat pump. Replace all ducts — Replace Ductwork, Replace Mechanical Appliance · Declared valuation: $20,500 · Contractor: Richard Osorio Heating & Air
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B32048)
Recorded status: Issued
Replace furnace with heat pump. Replace all ducts — Replace Ductwork, Replace Mechanical Appliance · Declared valuation: $20,500 · Contractor: Richard Osorio Heating & Air
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B31899)
Current status: Issued
Install 200 amp main panel (no change to location). Remove sub panel and reroute wires to main panel — Service Upgrade · Declared valuation: $4,000 · Contractor: Auto Charge Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Active in "Issued" for 3.5 yr (first record May 30, 2023) with no new permit activity recorded in 3.5 yr.
Pending in review for 5 yr (33.4× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
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).
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).
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).
Active in "Issued" for 8.2 yr (first record Sep 18, 2018) with no new permit activity recorded in 7.1 yr.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder | New garage / accessory structure | 1 on parcel6 in ½ mi | $1,275,875 | 226 vs 240 prior−6% |
| J And J Electric | Accessory dwelling unit (new or conversion) | 1 on parcel1 in ½ mi | $44,888 | 0 vs 0 prior |
| Richard Osorio Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion)On this parcel | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
HUD Small Area Fair Market Rent · ZIP 94945
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area 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 ($17,250/yr) + local voter-approved bond debt ($2,588/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
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.
−$100,394/yr
Cash needed: $379,500
NOI: $4,277/yr
P&I: $8,723/mo
For $0/mo net cash flow
At $3,000/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 | $2,760/mo | −$8,711/mo | -27.5% | $14,919/mo | −$8,754/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$8,366/mo | -26.5% | $13,809/mo | −$8,240/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,180/mo | −$8,168/mo | -25.8% | $13,488/mo | −$7,848/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.
Issued1 unitsMay 30, 2023 – May 30, 2023
Finaled / completed1 unitsMay 4, 2022 – Sep 9, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Revision to permit 173205 because of change in roof. Provide and install 13.32kW roof-mount PV system to new ADU
13.32kw Rooftop Photovoltaic On A D U
Replace furnace with heat pump. Replace all ducts — Replace Ductwork, Replace Mechanical Appliance
Install 200 amp main panel (no change to location). Remove sub panel and reroute wires to main panel — Service Upgrade
New A D U & Deck
Demo Of Garage
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 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 |
|---|---|---|---|---|---|---|
| 2023 | —(172317) | ADU · Renter | 1 (May 4, 2022) | 1 (Sep 9, 2022) | 1 (Nov 28, 2023) | — |
| 2022 | —(172317) | ADU · Renter | 1 (May 4, 2022) | 1 (Sep 9, 2022) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin'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 13, 2026
0.90 acres
Assessor's classification for assessment purposes. This is not zoning.
290 GRANDVIEW AVE; 302 GRANDVIEW AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 157-103-56. Assessed value is not market value.
Search by parcel number 157-103-56 (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.
| $20,500 |
| 0 vs 0 prior |
| Auto Charge Electric | Electrical / panel | 1 on parcel1 in ½ mi | $4,000 | 0 vs 0 prior |
| Owner Recent nearby: 14 Bay Canyon Rd (Aug 20, 2018) | Remodel / interior alteration | 4 in ½ mi | $307,900 | 25 vs 15 prior+67% |
| William Clark Smith Construction Recent nearby: 66 Manzanita Ave (Oct 21, 2021) | Remodel / interior alteration | 2 in ½ mi | $62,000 | 1 vs 0 prior |
| Bryan Hodes Gen Contractor Recent nearby: 390 Laurel Ave (Sep 16, 2019) | New single-family home | 1 in ½ mi | $465,000 | 0 vs 0 prior |
| Cottonwood Homes Recent nearby: 35 Havenwood Dr (Jan 4, 2021) | New garage / accessory structure | 1 in ½ mi | $430,000 | 0 vs 0 prior |
| Tomrose Construction Recent nearby: 427 Grandview Ave (Sep 6, 2018) | Addition (adds square footage) | 1 in ½ mi | $170,000 | 0 vs 2 prior |
| DemolitionOn this parcel | 130 | 11d | 55d | 106d | 261d | 80d(vs 56d prior) |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.