Rule set

LR2

Units

13 (cap 16)

Stories

6

FAR

2.90

Buildable SF

14,242

Net sellable / rentable SF

11,679

Average unit SF

850

Affordable set-aside

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

Full SB 79 envelope (post-July 2026 timing): 15 units · 7 stories · FAR 3.25 · RLV $6,910,622. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$15,508,467

Total development cost

$7,889,997

Required profit

$1,183,499

Residual land value

$6,424,262

Max land per unit

$494,174

Acquisition basis

$428,372

Spread over basis

$5,995,890

• 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 "R3-1" is not a single-family district — SB 9 applies only to single-family zones.

APN

4251-001-010

Lot size

4,911 sqft · 0.11 acres

Use code

0200

Year built

1951

Allowed units under current zoning

6

Last sale

9/21/2023 · —

Hold period

3 years

Assessed value (tax roll — often far below market)

$469,113

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

$428,372

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.