Rule set

LR2

Units

13 (cap 16)

Stories

6

FAR

2.90

Buildable SF

13,840

Net sellable / rentable SF

11,349

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): 18 units · 9 stories · FAR 4.00 · RLV -$1,040,031. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Rent & hold

Gross development value

$9,329,581

Stabilized NOI

$424,496

Total development cost

$7,682,633

Required profit

$1,152,395

Residual land value

$484,307

Max land per unit

$37,254

Acquisition basis

$409,835

Spread over basis

$74,472

Yield on cost

5.20%

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 "C2" is not a single-family district — SB 9 applies only to single-family zones.
• ✕ General Plan land use "commercial" is not residential.

APN

5148-003-010

Lot size

4,772 sqft · 0.11 acres

Use code

3300

Year built

1907

Allowed units under current zoning

1

Last sale

7/14/1982 · —

Hold period

44 years

Assessed value (tax roll — often far below market)

$304,262

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

$409,835

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.