469 Via Herbosa
Novato 94949 · Loma Verde · Unincorporated Marin · Coordinates: 38.06327, -122.53922
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
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
- ✓ 3 documented municipal building permits on file
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)
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 High 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)
- ! 3 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$14,917/yr at $1,258,000)
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
Parcel & Assessor
- Lot size:
- 9,627 sq ft (0.22 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 469 VIA HERBOSA
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 9,627 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (Local Responsibility Area) (all 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: $1,107,000 – $1,409,000 · 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 483 Alameda Del Prado (Applied)330 ft N
In "Applied" for 2.1 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 486 Via Herbosa (adu 486a) (Issued)300 ft NW
Active in "Issued" for 2.7 yr (first record Mar 13, 2024) with no new permit activity recorded in 20 mo.
- Accessory dwelling unit at 422 Corte Escuela (a D U 422 A) (Issued)0.49 mi W
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 (1 on parcel, 8 in ½ mi · Remodel / interior alteration); Red Mountain Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Edwin Alvarenga (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (10 in ½ mi · Remodel / interior alteration); Juan Calmell (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B34205 | HVAC / heat pump | Issued | Iss. Jun 7, 2023 | $9,811 | Installation of new AC system HP. Location at the exterior back of the house by the yard. — Mechanical Appliance |
| B28548 | Electrical / panel | Issued | Iss. Jan 31, 2022 | $2,500 | ELECTRICAL PANEL UPGRADE FROM 100 AMP TO 200 AMP — Service Upgrade |
| B25645 | Plumbing / water heater / sewer | Issued | Iss. May 4, 2021 | $1,500 | Water heater replacement — Replace Plumbing Fixtures(s) |