Rule set

LR2

Units

16 (cap 16)

Stories

6

FAR

2.72

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 $2,511,442. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Rent & hold

Gross development value

$12,600,763

Stabilized NOI

$573,335

Total development cost

$9,219,962

Required profit

$1,382,994

Residual land value

$1,982,029

Max land per unit

$123,877

Acquisition basis

$631,125

Spread over basis

$1,350,904

Yield on cost

5.12%

Exit cap rate

4.55%

⚠ Negative leverage at current debt rates — yield on cost is below the exit cap rate.

• 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 "R2" is not a single-family district — SB 9 applies only to single-family zones.

APN

4274-010-022

Lot size

6,100 sqft · 0.14 acres

Use code

0500

Year built

1957

Allowed units under current zoning

4

Last sale

9/3/1997 · —

Hold period

29 years

Assessed value (tax roll — often far below market)

$269,622

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

$631,125

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.