Rule set

LR2

Units

16 (cap 16)

Stories

6

FAR

0.49

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): 131 units · 9 stories · FAR 4.00 · RLV -$20,070,119. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$9,372,395

Total development cost

$9,338,382

Required profit

$1,400,757

Residual land value

-$1,786,983

Max land per unit

-$111,686

Acquisition basis

$16,809,557

Spread over basis

-$18,596,540

• 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

• ✕ General Plan land use "commercial" is not residential.

APN

5077-001-033

Lot size

33,952 sqft · 0.78 acres

Use code

0500

Year built

1979

Allowed units under current zoning

1

Last sale

9/13/2010 · —

Hold period

16 years

Assessed value (tax roll — often far below market)

$12,579,879

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

$16,809,557

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.