Novato 94949 · Loma Verde · APN 160-263-03 · Unincorporated Marin
Zoned R1 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 $1,258,000 ($1,107,000–$1,409,000).
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,627 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 Jun 7, 2023, 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)
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)
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: 2 permitted, 1 proposed or in review.
3 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.
116 permits within ½ mile since November 2024
$1,258,000
Benchmark range: $1,107,000 – $1,409,000
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)
Closest lead: Accessory dwelling unit at 483 Alameda Del Prado (330 ft N, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,243/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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 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 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)
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)
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)
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)
Annual ZIP 94949 home-value index checkpoint
Changed from $1,189,629 in September 2022 to $1,163,503 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94949 (not a parcel appraisal)
HVAC / heat pump permit application filed (B34205)
Current status: Issued
Installation of new AC system HP. Location at the exterior back of the house by the yard. — Mechanical Appliance · Declared valuation: $9,811 · Contractor: Red Mountain Heating And Air Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B34205)
Recorded status: Issued
Installation of new AC system HP. Location at the exterior back of the house by the yard. — Mechanical Appliance · Declared valuation: $9,811 · Contractor: Red Mountain Heating And Air Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
247 Alameda De La Loma (Aka 245) · 1 unit · $294,794 valuation
Records span Oct 26, 2022 to Feb 24, 2023 (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 $1,085,347 in September 2021 to $1,189,629 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94949 (not a parcel appraisal)
890 Via Escondida (Aka 890a) · 1 unit · $614,150 valuation
Records span May 2, 2022 to Sep 21, 2022 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Electrical / panel permit application filed (B28548)
Current status: Issued
ELECTRICAL PANEL UPGRADE FROM 100 AMP TO 200 AMP — Service Upgrade · Declared valuation: $2,500 · Contractor: Edwin Alvarenga
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B28548)
Recorded status: Issued
ELECTRICAL PANEL UPGRADE FROM 100 AMP TO 200 AMP — Service Upgrade · Declared valuation: $2,500 · Contractor: Edwin Alvarenga
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
456 Calle Arboleda-Primary Add Is · 1 unit · $33,000 valuation
Records span Apr 26, 2021 to Jan 12, 2022 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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 →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 2.7 yr (first record Mar 13, 2024) with no new permit activity recorded in 20 mo.
Active in "Issued" for 3.9 yr (first record Dec 28, 2022) with no new permit activity recorded in 12 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 |
|---|---|---|---|---|
| Owner | Remodel / interior alteration | 1 on parcel8 in ½ mi | $310,400 | 25 vs 15 prior+67% |
| Red Mountain Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $9,811 | 0 vs 0 prior |
| Edwin Alvarenga | Electrical / panel | 1 on parcel1 in ½ mi | $2,500 |
| 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) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
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 ($12,600/yr) + local voter-approved bond debt ($1,890/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.
−$62,884/yr
Cash needed: $277,200
NOI: $13,571/yr
P&I: $6,371/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 | −$5,634/mo | -24.4% | $11,015/mo | −$5,623/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,425/mo | −$5,240/mo | -22.7% | $10,195/mo | −$5,036/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 | −$5,014/mo | -21.7% | $9,959/mo | −$4,588/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.
Installation of new AC system HP. Location at the exterior back of the house by the yard. — Mechanical Appliance
ELECTRICAL PANEL UPGRADE FROM 100 AMP TO 200 AMP — Service Upgrade
Water heater replacement — 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
0.22 acres
Assessor's classification for assessment purposes. This is not zoning.
469 VIA HERBOSA
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 160-263-03. Assessed value is not market value.
Search by parcel number 160-263-03 (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.
| 0 vs 0 prior |
| Owner Builder Recent nearby: 486 Via Herbosa (Adu 486a) (Mar 18, 2025) | Remodel / interior alteration | 10 in ½ mi | $1,416,850 | 226 vs 240 prior−6% |
| Juan Calmell Recent nearby: 427 Via Del Plano (Jul 15, 2014) | Remodel / interior alteration | 3 in ½ mi | $37,500 | 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 |
| Mahoney Construction Recent nearby: 1045 Via Escondida (Jul 27, 2023) | Remodel / interior alteration | 2 in ½ mi | $32,500 | 1 vs 2 prior |
| Smi Demolition Recent nearby: 340 Alameda De La Loma (Jan 16, 2026) | Demolition | 2 in ½ mi | $21,800 | 2 vs 2 prior |
| Burton Builders Recent nearby: 247 Alameda De La Loma (Aka 245) (Feb 24, 2023) | Accessory dwelling unit (new or conversion) | 1 in ½ mi | $294,794 | 0 vs 5 prior |
| Home Doctors The Recent nearby: 150 Corte Alta (Oct 23, 2018) | Addition (adds square footage) | 1 in ½ mi | $150,000 | 0 vs 0 prior |
| 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) |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
| Electrical / panelOn this parcel | 3,019 | 0d | 0d | 0d | 2d | 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.