419 Via Herbosa
Novato 94949 · Loma Verde · Unincorporated Marin · Coordinates: 38.06253, -122.53717
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 $1,264,000 ($1,112,000–$1,416,000).
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 9,104 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
- ✓ Documented permitted upgrades (+$11,687 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 21, 2022).
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)
about 64% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Homeward Bound Veterans & Workforce Housing (0.47 mi SE, entitled). 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 (~$14,986/yr at $1,264,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,249/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:
- 9,104 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 419 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 9,104 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 (about 64% of the lot); Zone X: minimal flood hazard (about 36% 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: $1,112,000 – $1,416,000 · 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
- Homeward Bound Veterans & Workforce Housing (Entitled)0.47 mi SE
In "Entitled" for 4.2 yr (since Aug 23, 2022), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (50 housing units, 50 deed-restricted affordable across 0 permits).
- New home (Issued)0.47 mi SE
Active in "Issued" for 5.4 yr (first record Jun 23, 2021) with no new permit activity recorded in 5.4 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
- New home (Issued)0.47 mi SE
Active in "Issued" for 5.4 yr (first record Jun 23, 2021) with no new permit activity recorded in 5.4 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
- Accessory dwelling unit at 483 Alameda Del Prado (Applied)0.15 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Save Energy (2 on parcel, 2 in ½ mi · Windows / doors / siding); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); John Owens Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B31499 | Solar / battery storage | Issued | Iss. Oct 21, 2022 | $30,917 | (N) FLUSH MOUNTED 7.03 kW PV SYSTEM W/ GRID TIED MICROINVERTERS, (E) MAIN SERVICE PANEL, DERATE MAIN BREAKER TO (N) 100A |
| B31148 | Roof replacement | Issued | Iss. Sep 22, 2022 | $27,945 | Prepare existing 24sq ft surface to receive new roof. Apply 1 1 /2 with SPF silicone Coating. — ReRoofing; With Electron… |
| B24770 | HVAC / heat pump | Issued | Iss. Feb 1, 2021 | $12,989 | Replace furnace and AC — Replace Mechanical Appliance |
| 148317 | Windows / doors / siding | Issued | Iss. Aug 6, 2015 | $3,524 | Rplc 4 Windows W/ Same Size***Expired **Must Meet Windows Fenestration & Wui Requirements** |
| 143736 | Windows / doors / siding |