432 Calle De La Mesa
Novato 94949 · Loma Verde · Unincorporated Marin · Coordinates: 38.06776, -122.54732
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,245,000 ($1,096,000–$1,394,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through May 1, 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)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 19% 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)
- ! Delayed or open permit activity on this parcel
HVAC / heat pump (181605): Issued after 3 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 424 Corte Escuela (0.24 mi S, 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)
Parcel & Assessor
- Lot size:
- 8,407 sq ft (0.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 432 CALLE DE LA MESA
Zoning & Land Use
Undesignated — Undesignated (Novato)
R1 — Residential Single Family (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 R1.
- 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 R1.
- 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 R1.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 19% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0283E, 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: $1,096,000 – $1,394,000 · 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
- HVAC / heat pump (181605) (Issued)On this parcel
Issued after 3 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
- Accessory dwelling unit at 424 Corte Escuela (Applied)0.24 mi S
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).
- Accessory dwelling unit at 477 Alameda De La Loma (aka 477a) (Issued)0.23 mi SW
Active in "Issued" for 2.5 yr (first record May 6, 2024) with no new permit activity recorded in 2 yr.
- Accessory dwelling unit at 422 Corte Escuela (a D U 422 A) (Issued)0.27 mi S
Active in "Issued" for 3.9 yr (first record Dec 28, 2022) with no new permit activity recorded in 12 mo.
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 18 in ½ mi · Remodel / interior alteration); Kristin Personett (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Element Home Solutions (1 on parcel, 1 in ½ mi · HVAC / heat pump); Capstone Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 181605 | HVAC / heat pump | Issued | Iss. May 1, 2026 | $17,000 | Add Beam Expand Dining Rm; Replace 70 A Subpanel; 220 V Outlet @ Laundry; Infill Laundry Window; Firepl Insert |
| B45512 | Plumbing / water heater / sewer | Issued | Iss. Jan 22, 2026 | $32,000 | Remodel an existing kitchen in a single family home. Relocate 220v stove and sink. Add work island and 6 new gfci outlet… |
| B45448 | Roof replacement | Issued | Iss. Jan 13, 2026 | $23,350 | Remove existing roof. Install with new Lifetime Class A composition shingles. — ReRoofing |
| B45070 | Plumbing / water heater / sewer | Issued | Iss. Dec 17, 2025 | $32,000 | Replace in kind 3 full bathrooms and one half bathroom, all associated fixtures, finishes, mechanical, electrical and pl… |
| B44995 |