46 Cavalla Cay
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.07945, -122.52404
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,367,000 ($1,203,000–$1,531,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$5,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 16, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 46% 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Mar 24, 2025)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 18 Dolphin Isle (0.42 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 (~$16,171/yr at $1,367,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,348/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:
- 10,846 sq ft (0.25 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 46 CAVALLA CAY
Zoning & Land Use
Undesignated — Undesignated (Novato)
RSP-1.6-BFC — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned Undesignated (other): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in RSP-1.6-BFC.
- SB 9: two homes on the lotCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in RSP-1.6-BFC.
- SB 9: split into two lotsCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in RSP-1.6-BFC.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 46% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 54% 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: $1,203,000 – $1,531,000 · 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 18 Dolphin Isle (Issued)0.42 mi E
Active in "Issued" for 11.6 yr (first record Mar 25, 2015) with no new permit activity recorded in 11.6 yr.
- Demolition at 1051 Bel Marin Keys Blvd (Issued)0.47 mi NE
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: Yonts Construction (2 on parcel, 3 in ½ mi · Addition (adds square footage)); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Other); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (17 in ½ mi · Remodel / interior alteration); Owner (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48803 | Other | Issued | Iss. Oct 16, 2026 | $9,000 | — |
| 157458 | Solar / battery storage | Issued | Iss. Jan 11, 2018 | $6,735 | 4.55 Kw Roof-Top Pv - Express |
| 142306 | Addition (adds square footage) | Issued | Iss. Apr 17, 2014 | $115,000 | Rmdl Kit And Bas, Repl Some Wndws Not Incl In Prev Permit, Add Shear Wall, Repl 2 Sliders W/ French Doors, Extend Landin… |
| 141912 | Windows / doors / siding | Issued | Iss. Mar 18, 2014 | $5,000 | Repl 6 Wndws Size For Size |