8 Montego Key
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.08182, -122.52462
Executive Verdict · Public-Records Synthesis
Zoned RSP-5.8-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,391,000 ($1,224,000–$1,558,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RSP-5.8-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$29,674 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Apr 15, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 30% 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (91199): Pending in review for 3.4 yr (15.1× 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Demolition at 1051 Bel Marin Keys Blvd (0.46 mi E, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$16,447/yr at $1,391,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,371/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 10,890 sq ft (0.25 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 8 MONTEGO KEY
Zoning & Land Use
RSP-5.8-BFC — Residential Single Family Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-5.8-BFC (single-family residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotPossible, with conditions
Zoned RSP-5.8-BFC, a single-family residential zone. The parcel point also falls in Undesignated. FEMA Special Flood Hazard Area (Zone AE) covers about 30% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned RSP-5.8-BFC, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 10,890 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 30% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 30% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 70% of the lot) · FIRM panel 06041C0284E, 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: $1,224,000 – $1,558,000 · Status: Off market
HUD Small Area FMR (ZIP 94949) · FY 2026
Studio $2,360 · 1BR $2,830 · 2BR $3,430 · 3BR $4,380 · 4BR $4,540
Developments Deserving Closer Investigation & Active Area Builders
- Remodel / interior alteration (91199) (Applied)On this parcel
Pending in review for 3.4 yr (15.1× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Windows / doors / siding (172244) (Issued)On this parcel
Issued after 9 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
- Demolition at 1051 Bel Marin Keys Blvd (Issued)0.46 mi E
Active in "Issued" for 8.5 yr (first record May 21, 2018) with no new permit activity recorded in 8.4 yr.
Entity-resolved builders & contractors in ½ mile: Jam Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Lamperti Contracting And Design (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Crandall Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Rising Design And Construction (1 on parcel, 1 in ½ mi · HVAC / heat pump); John Owens Services (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42043 | Roof replacement | Issued | Iss. Apr 15, 2025 | $29,625 | T/O 41 SQ COMP SHINGLE; RE-ROOF WITH CLASS A RATED COMP SHINGLE; SFD — ReRoofing |
| 91199 | Remodel / interior alteration | Applied | App. Jun 8, 2023 | $100,000 | Remodel; Addition; Covered Entry; Replace Windows & Doors; Siding |
| 172244 | Windows / doors / siding | Issued | Iss. Aug 30, 2022 | $115,000 | Replace/Add Windows And Doors; Replace Siding 7/26/22; Reduce Scope Work, Refund $1,386.19; Al |
| B18351 | HVAC / heat pump | Issued | Iss. Jul 23, 2019 | $6,300 | ADD ON A/C — Mechanical Appliance |
| 154273 | Remodel / interior alteration | Issued |