Home Buying in Novato>Question Details

J2n4k6, Home Buyer in Novato, CA

Is the area around Denlyn and Cambridge Streets a good area to buy a single family house? How about flooding or mudslide problem in the rainy season?

Asked by J2n4k6, Novato, CA Thu Mar 4, 2010

How good is the neighborhood there? Thank you for advice.

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Hello J2n4k6:

Is this question spurred by the current listing on Denlyn? Just wondering. Anyway, the area around Denlyn and Cambridge is in general a good area for a single family house.

However, whether one property is a good buy or not really depend on the individual property's special location (yes, Denlyn, Cambridge and, for that matter, most of the streets in Novato) are very unique and can be quite different from one house to the other.

Some parts of Denlyn can be quite steep. I steered my clients away from buying one recent REO (bank owned) on Denlyn, even though the house was completed remodeled. There was a steep hill behind the house, which is really O.K., but the retaining wall started to fall apart and you can see that some of the mud decided to move some. The front yard also showed signs of steep hill at wrong places. My client ended up close on a short sale in Pleasant Valley - they are thrilled on their purchase.

However, that's a pretty extreme case. Most of the Denlyn seems to be O.K.

Certain parts of Novato does flood; although nothing compares to the flood in the 1980's - we have since repaired / improved our drainage system. I have not heard of flooding around that area in recent years.

Previous advises are good - NHD (Natural Hazard Disclosure) and Flood Map might help you but you would want to talk to either you local Realtor and the neighbors to find out more. By the way, FEMA updated their flood zone since Katrina. Many homes that were not in flood zone are now in one. Some are 100 Year and some are 500 year flood plan. All these need to be considered.

Back to your question, Denlyn and Cambridge, in general are safe place to be in regards of mudslide and flooding.

Sylvia Barry, MAS, ePRO
Frank Howard Allen Realtors
#1 Market Share in Novato and Marin
(415) 717-0293
0 votes Thank Flag Link Sat Mar 6, 2010
Sylvia Barry,…, Real Estate Pro in Marin, CA

The area surrounding Cambridge and Denlyn Streets is a wonderful place to live however some of the areas surrounding those streets are more desiralbe than others. Beware of being too close to Novato High School on Cambridge (1400 Block) unless you don't mind having a lot of foot and car traffic during the school year. The south side of Sunset Parkway on both Cambridge and Denlyn Street is considered to be a more desirable area. There are no mudslide or flood areas that I'm aware of in that section of Novato.
Keep in mind that when you make an offer for a home you will be given a Natural Hazard Disclosure Statement (along with many other disclosures) that will let you know if the property is in any kind of a hazardous area or zone such as mudslides, fire, flood, etc. This disclosure report will more than likely come from a company such as JCP or Property ID. If the property indeed ends up being in a hazardous area you will have the option of terminating the contract.
I hope this information helps! If I can answer anymore of your questions or you are looking for a professional to represent you in the purchase of a home please contact me.

Dave Corbin, Broker Associate
Coldwell Banker
0 votes Thank Flag Link Thu Mar 4, 2010
Hello J2n4k6,

Another source for the information you're seeking regarding flooding & mudslides can be found in a Natural Hazard Zone Disclosure Report. This report is a negotiable part of the California Residential Purchase Agreement. Once you have an excepted offer on a home and escrow has openned a Natural Hazard report will be ordered. This report will lay out and explain all information regarding flood zones, fire zones, fault lines etc. This report will be provided by an independent 3rd party. And will enable you to review the report during your due dilligence period. Be sure to discuss this report further with your Realtor. Good luck!

0 votes Thank Flag Link Thu Mar 4, 2010
Take a look at the web reference generated at http://maps.google.com.
Display of EVERYTHING on the page can zoomed, scanned, moved or tweaked somehow. Spend some time exploring, it is a wondrous tool.

Anyway the street view, which can be changed to full screen and moved about, is set at the highest point on Denlyn St. pointing up the hill. As you can see there and on the terrain/topographic map the slope is not very steep and chances of sliding are slim. Of course all slopes degrade but I think you're concerned about structural damage. In the end either slide or flood issues are site specific - a lot away can be a world different.

You can move around the little gold man around and point him in different directions to view the neighborhood, any neighborhood.

Pick any address that might interest you and enter it at http://www.zillow.com and you'll get an air photo with lot lines and guesstimated value.

'Zat help?

Web Reference: http://bit.ly/bgehT1
0 votes Thank Flag Link Thu Mar 4, 2010

This is in general a good area to look at more entry level homes, of course it does depend on th eprice range you are in and whats important to your family. I have friends & clients that do live on both these streets, find the location good for a variety of reasons.
It also varies as to each individual property its loacationa nad conditiona s there is a hue variety, some fixers & others in good condition. So you should look at each property on its individual merits, condition & location with eaasy access to shopping and the freeway for commuting.
As to flooding & mudslides in general this should not be an issue, some houses on Denlyn do back up to fairly steep slope, but do not know of slide or flooding issues. This should be disclosed or flood insurance required if this is a common occurance as it is in some other areas of Novato.
Several properties have been on the market in the Cambridge & Denlyn areas and have sold fairly quickly in weeks, not months!!
If I can be of help with a specific property or further rquestions let me know.
Regards, Nigel
Nigel Faulkner
Frank Howard Allen
T 415 298 2485
Web Reference: http://www.nigel4RE.com
0 votes Thank Flag Link Thu Mar 4, 2010
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