Rule set

LR2

Units

15 (cap 16)

Stories

6

FAR

2.90

Buildable SF

15,949

Net sellable / rentable SF

13,078

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): 21 units · 9 stories · FAR 4.00 · RLV $1,948,808. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$12,756,210

Total development cost

$8,849,954

Required profit

$1,327,493

Residual land value

$2,529,663

Max land per unit

$168,644

Acquisition basis

$1,964,029

Spread over basis

$565,634

• 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 "R2-1-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

5085-002-013

Lot size

5,500 sqft · 0.13 acres

Use code

0200

Year built

1937

Allowed units under current zoning

2

Last sale

4/22/2014 · —

Hold period

12 years

Assessed value (tax roll — often far below market)

$1,383,313

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

$1,964,029

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.