97 Caribe Isle
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.08069, -122.52152
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 $1,211,000 ($1,066,000–$1,356,000).
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
- ✓ Documented permitted upgrades (+$25,300 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 13, 2024).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (176743): Issued after 8 mo (3.0× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 1051 Bel Marin Keys Blvd (0.31 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 (~$14,377/yr at $1,211,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,198/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:
- 1,612 sq ft (0.04 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 97 CARIBE ISLE
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: $1,066,000 – $1,356,000 · 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 (176743) (Issued)On this parcel
Issued after 8 mo (3.0× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
- Demolition at 1051 Bel Marin Keys Blvd (Issued)0.31 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)0.35 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: Owner Builder (1 on parcel, 22 in ½ mi · Remodel / interior alteration); Home Depot USA (2 on parcel, 2 in ½ mi · Windows / doors / siding); Owner (9 in ½ mi · Remodel / interior alteration); Natal Modica Construction (3 in ½ mi · New garage / accessory structure); Rafael Home Services (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40165 | Windows / doors / siding | Issued | Iss. Nov 13, 2024 | $3,501 | Replace (1) window with retrofit vinyl window. — Non-structural Door/Window Replacement |
| 176743 | Remodel / interior alteration | Issued | Iss. May 28, 2024 | $50,000 | Remodel; H V A C |
| B16741 | Windows / doors / siding | Issued | Iss. Jan 2, 2019 | $6,645 | Replace 3 windows and 2 patio doors with retrofit vinyl windows and patio doors. — Non-structural Door/Window Replacemen… |