Rule set

LR2

Units

16 (cap 16)

Stories

6

FAR

2.02

Buildable SF

16,585

Net sellable / rentable SF

13,600

Average unit SF

850

Affordable set-aside

2 units · 2 Moderate-Income units or 1 Low-Income unit

Full SB 79 envelope (post-July 2026 timing): 25 units · 7 stories · FAR 3.25 · RLV $1,199,498. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Rent & hold

Gross development value

$11,617,070

Stabilized NOI

$528,577

Total development cost

$9,228,923

Required profit

$1,384,338

Residual land value

$979,172

Max land per unit

$61,198

Acquisition basis

$985,480

Spread over basis

-$6,308

Yield on cost

5.18%

Exit cap rate

4.55%

⚠ Negative leverage at current debt rates — yield on cost is below the exit cap rate.

• Outside Very High Fire Hazard Severity Zone✓ Pass
• Outside HPOZ historic overlay✓ Pass
• Not a Historic-Cultural Monument✓ Pass
• Outside sea-level-rise zone✓ Pass
• General Plan land use eligible✓ Pass
• SB 79 / Low-Rise transit eligibility✓ Pass
• Within half-mile walkshed of transit✓ Pass
• Not an individual condo / own-your-own unit✓ Pass
• Not publicly owned (900-series APN)✓ Pass
• Meets minimum lot size✓ Pass
• Not RSO-registered✓ Pass
• SCAG and city maps agree! Flagged

Eligibility

Urban lot split + duplexes

Maximum units

4 (2 lots × 2 units)

APN

2137-029-018

Lot size

8,207 sqft · 0.19 acres

Use code

0100

Year built

1954

Allowed units under current zoning

2

Last sale

9/21/1999 · —

Hold period

27 years

Assessed value (tax roll — often far below market)

$347,852

Est. market value (last sale unwound × ZIP home-value index)

$985,480

Owner occupied

No — absentee

Owner mailing address

Location calibration: Zillow Research home-value and rent indexes (ZHVI/ZORI, ZIP level). Value estimates are modeled from public records — not appraisals or listing prices.