414 Via Del Plano
Novato 94949 · Loma Verde · Unincorporated Marin · Coordinates: 38.06677, -122.54649
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 $1,244,000 ($1,095,000–$1,393,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$10,880 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Apr 28, 2026).
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 99% 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 424 Corte Escuela (0.2 mi SW, 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 (~$14,756/yr at $1,244,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,230/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:
- 7,492 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 414 VIA DEL PLANO
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 99% 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: $1,095,000 – $1,393,000 · 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
- Accessory dwelling unit at 424 Corte Escuela (Applied)0.2 mi SW
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 483 Alameda Del Prado (Applied)0.44 mi SE
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).
- Accessory dwelling unit at 422 Corte Escuela (a D U 422 A) (Issued)0.22 mi SW
Active in "Issued" for 3.9 yr (first record Dec 28, 2022) with no new permit activity recorded in 12 mo.
- Accessory dwelling unit at 477 Alameda De La Loma (aka 477a) (Issued)0.25 mi W
Active in "Issued" for 2.5 yr (first record May 6, 2024) with no new permit activity recorded in 2 yr.
Entity-resolved builders & contractors in ½ mile: Semper Solaris Construction (1 on parcel, 1 in ½ mi · Other); Semper Solaris (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Maap (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (17 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46615 | Other | Issued | Iss. Apr 28, 2026 | $50,310 | — |
| B31729 | Windows / doors / siding | Issued | Iss. Nov 10, 2022 | $5,237 | Replacing 1 sliding patio door in-kind with vinyl, WUI glass & New Construction Frame install with doggy door insert. — … |
| 164062 | Solar / battery storage | Issued | Iss. Jan 28, 2020 | $13,900 | Battery Storage - Fast Track |
| 154063 | Solar / battery storage | Issued | Iss. Dec 14, 2016 | $9,800 | P V Sys 4.41 K W - Express, E-Insp |