Rule set

LR2

Units

16 (cap 16)

Stories

6

FAR

0.18

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): 281 units · 7 stories · FAR 3.25 · RLV $3,371,347. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$10,707,010

Total development cost

$9,576,320

Required profit

$1,436,448

Residual land value

-$1,169,721

Max land per unit

-$73,108

Acquisition basis

$34,558,518

Spread over basis

-$35,728,239

• 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

• ✕ Zone "[Q]R3-1" is not a single-family district — SB 9 applies only to single-family zones.

APN

2217-006-014

Lot size

89,915 sqft · 2.06 acres

Use code

0501

Year built

1971

Allowed units under current zoning

114

Last sale

3/29/2002 · —

Hold period

24 years

Assessed value (tax roll — often far below market)

$12,113,920

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

$34,558,518

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.