Rule set

LR2

Units

12 (cap 16)

Stories

6

FAR

2.90

Buildable SF

12,789

Net sellable / rentable SF

10,487

Average unit SF

850

Affordable set-aside

1 units · 2 Moderate-Income units or 1 Low-Income unit

Full SB 79 envelope (post-July 2026 timing): 13 units · 7 stories · FAR 3.25 · RLV -$299,691. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Rent & hold

Gross development value

$8,575,098

Stabilized NOI

$390,167

Total development cost

$7,100,756

Required profit

$1,065,113

Residual land value

$382,940

Max land per unit

$31,912

Acquisition basis

$1,051,533

Spread over basis

-$668,593

Yield on cost

5.21%

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 "M2" is not a single-family district — SB 9 applies only to single-family zones.
• ✕ General Plan land use "commercial" is not residential.

APN

5147-002-007

Lot size

4,410 sqft · 0.10 acres

Use code

1700

Year built

1908

Allowed units under current zoning

1

Last sale

2/16/2010 · —

Hold period

17 years

Assessed value (tax roll — often far below market)

$921,293

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

$1,051,533

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.