465 Via Herbosa
Novato 94949 · Loma Verde · Unincorporated Marin · Coordinates: 38.06316, -122.53902
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin 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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Apr 28, 2016, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 483 Alameda Del Prado (360 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:
- 465 VIA HERBOSA
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
- 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)360 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)360 ft NW
Active in "Issued" for 2.7 yr (first record Mar 13, 2024) with no new permit activity recorded in 20 mo.
Entity-resolved builders & contractors in ½ mile: Old Town Glass (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (10 in ½ mi · Remodel / interior alteration); Owner (7 in ½ mi · Remodel / interior alteration); Wormood (2 in ½ mi · Remodel / interior alteration); Mahoney Construction (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 151780 | Windows / doors / siding | Issued | Iss. Apr 28, 2016 | $1,600 | Repl Window***Ext To 4/28/19 *Must Meet Wui & Fenestration |