Rule set

LR2

Units

16 (cap 16)

Stories

6

FAR

0.33

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): 196 units · 9 stories · FAR 4.00 · RLV $24,330,007. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$13,686,688

Total development cost

$9,410,395

Required profit

$1,411,559

Residual land value

$2,309,744

Max land per unit

$144,359

Acquisition basis

$22,199,607

Spread over basis

-$19,889,863

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

APN

5085-001-029

Lot size

50,889 sqft · 1.17 acres

Use code

0550

Year built

1982

Allowed units under current zoning

64

Last sale

5/29/1981 · —

Hold period

45 years

Assessed value (tax roll — often far below market)

$11,971,122

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

$22,199,607

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.