Rule set

LR2

Units

16 (cap 16)

Stories

6

FAR

2.65

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): 19 units · 7 stories · FAR 3.25 · RLV -$121,129. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$10,676,320

Total development cost

$9,220,595

Required profit

$1,383,089

Residual land value

$71,205

Max land per unit

$4,450

Acquisition basis

$57,194

Spread over basis

$14,011

• 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

4004-003-019

Lot size

6,249 sqft · 0.14 acres

Use code

0100

Year built

1925

Allowed units under current zoning

1

Last sale

7/12/2024 · —

Hold period

2 years

Assessed value (tax roll — often far below market)

$61,844

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

$57,194

Owner occupied

Yes

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.