Rule set

LR2

Units

15 (cap 16)

Stories

6

FAR

2.90

Buildable SF

16,518

Net sellable / rentable SF

13,545

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): 17 units · 7 stories · FAR 3.25 · RLV $1,736,049. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$11,817,487

Total development cost

$9,143,452

Required profit

$1,371,518

Residual land value

$1,290,320

Max land per unit

$86,021

Acquisition basis

$487,896

Spread over basis

$802,424

• 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

4259-008-021

Lot size

5,696 sqft · 0.13 acres

Use code

0100

Year built

1940

Allowed units under current zoning

1

Last sale

9/6/2013 · —

Hold period

13 years

Assessed value (tax roll — often far below market)

$390,859

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

$487,896

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.