Novato 94949 · Loma Verde · APN 160-064-02 · Unincorporated Marin
Zoned R1-B2 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,348,000 ($1,186,000–$1,510,000).
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 24,263 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through May 18, 2026, 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)
about 50% of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 3 permitted, 1 proposed or in review.
4 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
160 permits within ½ mile since November 2024
$1,348,000
Benchmark range: $1,186,000 – $1,510,000
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)
New garage / accessory structure (89387): Pending in review for 4.8 yr (10.8× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Accessory dwelling unit at 424 Corte Escuela (0.23 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)
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 13, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R1-B2 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Applied" for 2.8 yr (since Jan 17, 2024), with no new permit record in 2.8 yr. · 1 unit · $25,000 declared valuation
Permit issued and active for 2.5 yr (first record May 6, 2024), with no completion or new permit record in 2 yr. · 1 unit · $85,000 declared valuation
In "Applied" for 2 yr (since Oct 25, 2024), with no new permit record in 23 mo. · 1 unit · $290,000 declared valuation
Permit issued and active for 2.7 yr (first record Mar 13, 2024), with no completion or new permit record in 20 mo. · 1 unit · $330,000 declared valuation
Permit issued and active for 3.9 yr (first record Dec 28, 2022), with no completion or new permit record in 12 mo. · 1 unit · $10,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,191,440 in September 2025 to $1,207,546 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94949 (not a parcel appraisal)
Windows / doors / siding permit application filed (B46840)
Current status: Issued
Siding Replacement, Stucco Replacement, Non-structural Door/Window Replacement · Declared valuation: $25,000 · Contractor: Gelardi Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit issued (B46840)
Recorded status: Issued
Siding Replacement, Stucco Replacement, Non-structural Door/Window Replacement · Declared valuation: $25,000 · Contractor: Gelardi Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit application filed (B46522)
Current status: Issued
Declared valuation: $70,000 · Contractor: Gelardi Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit issued (B46522)
Recorded status: Issued
Declared valuation: $70,000 · Contractor: Gelardi Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (B45717)
Current status: Issued
ReRoofing · Declared valuation: $24,200 · Contractor: Capstone Roofing Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B45717)
Recorded status: Issued
ReRoofing · Declared valuation: $24,200 · Contractor: Capstone Roofing Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
422 Corte Escuela (A D U 422 A) · 1 unit · $10,000 valuation
Records span Dec 28, 2022 to Oct 31, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Plumbing / water heater / sewer permit application filed (B44443)
Current status: Issued
Demo bathroom... install new plumbing, new tub, toilet, tile, and vanity. Insulation were needed, drywall tape texture and paint. · Declared valuation: $30,000 · Contractor: Gelardi Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B44443)
Recorded status: Issued
Demo bathroom... install new plumbing, new tub, toilet, tile, and vanity. Insulation were needed, drywall tape texture and paint. · Declared valuation: $30,000 · Contractor: Gelardi Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94949 home-value index checkpoint
Changed from $1,198,925 in September 2024 to $1,191,440 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94949 (not a parcel appraisal)
486 Via Herbosa (Adu 486a) · 1 unit · $330,000 valuation
Records span Mar 13, 2024 to Mar 18, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
483 Alameda Del Prado · 1 unit · $290,000 valuation
Records span Oct 25, 2024 to Dec 26, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
477 Alameda De La Loma (Aka 477a) · 1 unit · $85,000 valuation
Records span May 6, 2024 to Nov 26, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94949 home-value index checkpoint
Changed from $1,163,503 in September 2023 to $1,198,925 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94949 (not a parcel appraisal)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Pending in review for 4.8 yr (10.8× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Pending in review for 4.8 yr (10.8× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
In "Applied" for 2.8 yr (since Jan 17, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 2 yr (since Oct 25, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 3.9 yr (first record Dec 28, 2022) with no new permit activity recorded in 12 mo.
Active in "Issued" for 2.7 yr (first record Mar 13, 2024) with no new permit activity recorded in 20 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 494 parcels
Small prior baseline
City baseline: 16.4 / 1k
3 in trailing 24m
Includes 3 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Gelardi Construction | Other | 3 on parcel3 in ½ mi | $125,000 | 0 vs 1 prior |
| Capstone Roofing | Roof replacement | 1 on parcel1 in ½ mi | $24,200 | 0 vs 0 prior |
| Ernest Ongaro And Sons | Electrical / panel | 1 on parcel1 in ½ mi | $5,200 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 205d prior) |
HUD Small Area Fair Market Rent · ZIP 94949
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($13,500/yr) + local voter-approved bond debt ($2,025/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$69,380/yr
Cash needed: $297,000
NOI: $12,536/yr
P&I: $6,826/mo
For $0/mo net cash flow
At $3,425/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,151/mo | −$6,175/mo | -25.0% | $11,771/mo | −$6,172/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,425/mo | −$5,782/mo | -23.4% | $10,895/mo | −$5,584/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,631/mo | −$5,555/mo | -22.4% | $10,642/mo | −$5,137/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Siding Replacement, Stucco Replacement, Non-structural Door/Window Replacement
ReRoofing
Demo bathroom... install new plumbing, new tub, toilet, tile, and vanity. Insulation were needed, drywall tape texture and paint.
Upgrade 100 amp main panel to 200 amp main panel. The new panel will be surface mounted down the wall 3' away from the gas meter. No added loads. — Service Upgrade
Det Storage Bldg N F D
Det Workshop N F D
Replace 50 gallon water heater — Replace Plumbing Fixtures(s)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026
0.56 acres
Assessor's classification for assessment purposes. This is not zoning.
250 CORTE DEL CERRO
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 160-064-02. Assessed value is not market value.
Search by parcel number 160-064-02 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| William Gotelli Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $3,500 | 0 vs 0 prior |
| Owner Builder Recent nearby: 486 Via Herbosa (Adu 486a) (Mar 18, 2025) | Remodel / interior alteration | 16 in ½ mi | $1,797,850 | 226 vs 240 prior−6% |
| Owner Recent nearby: 456 Calle Arboleda-Primary Add Is 458 (Sep 7, 2021) | Remodel / interior alteration | 10 in ½ mi | $482,900 | 25 vs 15 prior+67% |
| Juan Calmell Recent nearby: 429 Calle De La Mesa (Aug 4, 2014) | Remodel / interior alteration | 4 in ½ mi | $112,500 | 0 vs 0 prior |
| Smi Demolition Recent nearby: 340 Alameda De La Loma (Jan 16, 2026) | Demolition | 3 in ½ mi | $34,600 | 2 vs 2 prior |
| S And Z Construction Recent nearby: 499 Via Del Plano (Apr 5, 2016) | Addition (adds square footage) | 2 in ½ mi | $140,000 | 0 vs 0 prior |
| Wormood Recent nearby: 45 Alameda De La Loma (Jul 16, 2019) | Remodel / interior alteration | 2 in ½ mi | $91,980 | 1 vs 2 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.