Rule set

LR2

Units

16 (cap 16)

Stories

6

FAR

0.74

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): 70 units · 7 stories · FAR 3.25 · RLV $31,977,596. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$17,615,570

Total development cost

$9,289,694

Required profit

$1,393,454

Residual land value

$6,898,396

Max land per unit

$431,150

Acquisition basis

$1,361,017

Spread over basis

$5,537,379

• 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 "MU(EC)" is not a single-family district — SB 9 applies only to single-family zones.
• ✕ General Plan land use "commercial" is not residential.

APN

4206-028-020

Lot size

22,500 sqft · 0.52 acres

Use code

1910

Year built

1948

Allowed units under current zoning

1

Last sale

No sale on record

Assessed value (tax roll — often far below market)

$1,361,017

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.