104 Bahama Reef
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.07953, -122.50726
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 $1,390,000 ($1,223,000–$1,557,000).
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 (+$14,247 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 20, 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 (168007): Pending in review for 6.1 yr (26.8× 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 54 Calypso Shores (0.47 mi NW, 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)
- ! Year 1 Prop 13 tax reset (~$16,435/yr at $1,390,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,370/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:
- 12,458 sq ft (0.29 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 104 BAHAMA REEF
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 12,458 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: $1,223,000 – $1,557,000 · 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 (168007) (Applied)On this parcel
Pending in review for 6.1 yr (26.8× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Demolition at 54 Calypso Shores (Applied)0.47 mi NW
In "Applied" for 4.5 yr (since May 26, 2022), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- New home at 116 Bahama Reef (Issued)190 ft NE
Active in "Issued" for 3.5 yr (first record May 8, 2023) with no new permit activity recorded in 2.4 yr.
- Accessory dwelling unit at 1108 Bel Marin Keys Blvd (aka 1110) (Issued)0.29 mi NW
Active in "Issued" for 4.6 yr (first record Mar 23, 2022) with no new permit activity recorded in 4.4 yr.
Entity-resolved builders & contractors in ½ mile: Tech Home (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Haddon Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sunpower (1 on parcel, 1 in ½ mi · Solar / battery storage); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (18 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B35468 | Solar / battery storage | Issued | Iss. Sep 20, 2023 | $18,200 | INSTALLATION OF ROOF-MOUNTED PV SYSTEM -5.6 KW (14 MODULES) WITH 100A LOAD CENTER AND 13KWH ESS |
| B33655 | Solar / battery storage | Issued | Iss. Apr 28, 2023 | $11,500 | Install (18) roof mount solar panels at 5.76kw |
| B31337 | HVAC / heat pump | Issued | Iss. Oct 10, 2022 | $36,296 | 1x Full Cut in - Replace existing gas HVAC system with new central heater and AC with new R6 insulated ductwork 1x addit… |
| 168007 | Remodel / interior alteration | Applied | App. Oct 12, 2020 | $692,000 | Raise House; Add 2nd Story; Remodel; Decks; Covered Porch; Elect For Spa T.D. 12/21/20 |