132 Montego Key
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.08629, -122.52453
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 $1,379,000 ($1,214,000–$1,544,000).
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 (+$24,411 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Aug 30, 2023).
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 (88749): Pending in review for 5.3 yr (23.2× 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)
- ! Year 1 Prop 13 tax reset (~$16,309/yr at $1,379,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,359/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:
- 10,149 sq ft (0.23 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 132 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 all 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 10,149 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 all 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) (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: $1,214,000 – $1,544,000 · 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 (88749) (Applied)On this parcel
Pending in review for 5.3 yr (23.2× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Entity-resolved builders & contractors in ½ mile: Whitcomb Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Evb General Contractor (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding); Rj Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Spyrka Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B35228 | Windows / doors / siding | Issued | Iss. Aug 30, 2023 | $45,402 | Replace 7 retrofit windows, 1 retrofit sliding door and 1 entry door. — Non-structural Door/Window Replacement |
| 173951 | Remodel / interior alteration | Issued | Iss. May 3, 2023 | $50,435 | Remodel: (N) Laundry Area In (E) Kitchen, (2) Baths; (N) Swing Door In Garage |
| 170317 | Electrical / panel | Issued | Iss. Jan 4, 2022 | $9,000 | Main Panel Upgrade, Remove Sub Panel, & Install Circuit For Mini Split |
| B27636 | Plumbing / water heater / sewer | Issued | Iss. Nov 3, 2021 | $4,131 | Run gas line from meter into fireplace and backyard for bbq (30ft) — New Gas Service |
| B27585 | HVAC / heat pump |