360 Grandview Ave
Novato 94945 · Black Point · Unincorporated Marin · Coordinates: 38.10331, -122.50064
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 $1,376,000 ($1,211,000–$1,541,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$31,811 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 24, 2020).
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
Other (165502): Issued after 2 mo — above the 75th percentile for other permits in Unincorporated Marin (median 0d, 75th pct 1d, n=1,560).
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: Accessory dwelling unit at 363 Grandview Ave (180 ft 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:
- 28,488 sq ft (0.65 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 360 GRANDVIEW 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: $1,211,000 – $1,541,000 · 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 363 Grandview Ave (Applied)180 ft E
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).
- Accessory dwelling unit at 315 Laurel Ave (Applied)0.25 mi NE
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).
- Other (165502) (Issued)On this parcel
Issued after 2 mo — above the 75th percentile for other permits in Unincorporated Marin (median 0d, 75th pct 1d, n=1,560).
- Pool / spa (162446) (Issued)On this parcel
Issued after 11 mo (2.4× the 136d median) — above the 75th percentile for pool / spa permits in Unincorporated Marin (median 136d, 75th pct 241d, n=162).
Entity-resolved builders & contractors in ½ mile: Jetson Enterprises (2 on parcel, 2 in ½ mi · Other); Herbs Pool Service (1 on parcel, 1 in ½ mi · Pool / spa); Hoffman Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (6 in ½ mi · New garage / accessory structure); Owner (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 165502 | Other | Issued | Iss. Aug 24, 2020 | $55,000 | Pool Deck T.D. 7/27/20 |
| 162446 | Pool / spa | Issued | Iss. Aug 26, 2019 | $88,365 | Pool; Electrical From Meter To Yard Outlet; Gas Line From Meter To Pool Heater T.D. 12/20/18 |
| B16149 | Electrical / panel | Issued | Iss. Oct 10, 2018 | $3,500 | Upgrade electrical service from 100 to 200 amps. Add an exterior subpanel on the South end of the house. — Service Upgra… |
| 157589 | Other | Issued | Iss. Mar 12, 2018 | $22,000 | Deck Repair T.D. 6/26/18 |