Novato 94949 · APN 160-452-08 · Novato
Zoned R1-10 in Novato with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,267,000 ($1,077,000–$1,457,000).
Zoned R1-10 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 11,151 sq ft lot.
Source: Novato zoning · CA Gov. Code 66314 & 65852.21
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
No permit activity recorded within ½ mile.
$1,267,000
Benchmark range: $1,077,000 – $1,457,000
New home: Active in "Entitled" for 8 yr (first record Nov 12, 2018) with no new permit activity recorded in 8 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home (0.16 mi W, 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)
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.
We don't have building permits for Novato, so we can't show what has been permitted nearby.
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 Novato's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 14, 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 R1-10 as single-family residential, from the code's name only
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 "Entitled" for 8 yr (since Nov 12, 2018), with no new permit record in 8 yr. · 1 unit
Permit issued and active for 6.7 yr (first record Feb 28, 2020), with no completion or new permit record in 6.7 yr. · 1 unit
Permit issued and active for 5.5 yr (first record May 6, 2021), with no completion or new permit record in 5.5 yr. · 1 unit
In "Entitled" for 2.9 yr (since Dec 12, 2023), with no new permit record in 2.9 yr. · 1 unit
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)
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)
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)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
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 $1,189,629 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)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Records span Apr 14, 2022 to Jun 29, 2023 (0 permits).
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)
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 $891,467 in September 2020 to $1,085,347 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94949 (not a parcel appraisal)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 housing unit completed (B2018-2953)
Reported in 2019 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Building permit reported to State HCD for 1 housing unit (B2018-2953)
Reported in 2019 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Novato development graph →Active in "Entitled" for 8 yr (first record Nov 12, 2018) with no new permit activity recorded in 8 yr.
Active in "Entitled" for 2.9 yr (first record Dec 12, 2023) with no new permit activity recorded in 2.9 yr.
Active in "Issued" for 6.7 yr (first record Feb 28, 2020) with no new permit activity recorded in 6.7 yr.
Active in "Issued" for 5.5 yr (first record May 6, 2021) with no new permit activity recorded in 5.5 yr.
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 ($12,650/yr) + local voter-approved bond debt ($1,898/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.
−$63,244/yr
Cash needed: $278,300
NOI: $13,514/yr
P&I: $6,397/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 | −$5,664/mo | -24.4% | $11,057/mo | −$5,654/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,425/mo | −$5,270/mo | -22.7% | $10,234/mo | −$5,066/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 | −$5,044/mo | -21.7% | $9,997/mo | −$4,619/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.
No building permits are recorded for this parcel since 2016.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2019 | —(B2018-2953) | ADU · Renter | — | 1 (Mar 4, 2019) | 1 (Jun 26, 2019) | — |
| 2018 | ADU(118062) | ADU · Renter | 1 (Nov 12, 2018) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Novato'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 14, 2026
0.26 acres
Assessor's classification for assessment purposes. This is not zoning.
23 CARNOUSTIE DR; 23 CARNOUSTIE DR A
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 160-452-08. Assessed value is not market value.
Search by parcel number 160-452-08 (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.