Rule set

LR1

Units

5 (cap 11)

Stories

4

FAR

1.80

Buildable SF

5,268

Net sellable / rentable SF

4,320

Average unit SF

850

Affordable set-aside

1 units · 1 Moderate-Income unit

Full SB 79 envelope (post-July 2026 timing): 9 units · 7 stories · FAR 3.25 · RLV $189,025. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$3,305,000

Total development cost

$2,591,551

Required profit

$388,733

Residual land value

$316,876

Max land per unit

$63,375

Acquisition basis

$313,610

Spread over basis

$3,266

• 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! Flagged
• Not RSO-registered✓ Pass
• SCAG and city maps agree! Flagged

• ✕ Zone "BCC-3" is not a single-family district — SB 9 applies only to single-family zones.
• ✕ General Plan land use "commercial" is not residential.

APN

2446-001-012

Lot size

2,927 sqft · 0.07 acres

Use code

2700

Year built

1973

Allowed units under current zoning

2

Last sale

10/27/2004 · —

Hold period

22 years

Assessed value (tax roll — often far below market)

$313,610

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.