Rule set

LR1

Units

7 (cap 11)

Stories

4

FAR

1.80

Buildable SF

7,560

Net sellable / rentable SF

6,199

Average unit SF

850

Affordable set-aside

1 units · 1 Moderate-Income unit

Full SB 79 envelope (post-July 2026 timing): 16 units · 9 stories · FAR 4.00 · RLV $1,637,174. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$5,912,866

Total development cost

$3,700,352

Required profit

$555,053

Residual land value

$1,634,825

Max land per unit

$233,546

Acquisition basis

$905,476

Spread over basis

$729,349

• 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-HPOZ" is not a single-family district — SB 9 applies only to single-family zones.
• ✕ Within a Historic Preservation Overlay Zone — SB 9 excludes designated historic districts.

APN

5085-002-001

Lot size

4,200 sqft · 0.10 acres

Use code

0100

Year built

1928

Allowed units under current zoning

5

Last sale

10/1/1993 · —

Hold period

33 years

Assessed value (tax roll — often far below market)

$382,403

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

$905,476

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.