956 Bel Marin Keys Blvd
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.08069, -122.52198
Executive Verdict · Public-Records Synthesis
Zoned RMP-12.45-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,204,000 ($1,060,000–$1,348,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-12.45-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jul 1, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 1051 Bel Marin Keys Blvd (0.33 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 (~$14,296/yr at $1,204,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,191/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:
- 2,396 sq ft (0.06 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 956 BEL MARIN KEYS BLVD
Zoning & Land Use
RMP-12.45-BFC — Residential Multiple Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-12.45-BFC (multifamily residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-12.45-BFC (multifamily residential), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned RMP-12.45-BFC (multifamily residential), 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
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (all 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: $1,060,000 – $1,348,000 · 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
- Demolition at 1051 Bel Marin Keys Blvd (Issued)0.33 mi E
Active in "Issued" for 8.5 yr (first record May 21, 2018) with no new permit activity recorded in 8.4 yr.
- Demolition at 18 Dolphin Isle (Issued)0.37 mi SE
Active in "Issued" for 11.6 yr (first record Mar 25, 2015) with no new permit activity recorded in 11.6 yr.
Entity-resolved builders & contractors in ½ mile: Able Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Alpha Trenchless (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (21 in ½ mi · Remodel / interior alteration); Owner (9 in ½ mi · Remodel / interior alteration); Natal Modica Construction (3 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42960 | Plumbing / water heater / sewer | Issued | Iss. Jul 1, 2025 | $5,000 | Replacement of a like for like water heater — Replace Plumbing Fixtures(s) |
| B30103 | Roof replacement | Issued | Iss. Jun 19, 2022 | $27,785 | REMOVE AND REPLACE CLASS A MANSARD COMP SHINGLE ROOF. — ReRoofing; With Electronic Inspection |