Rule set

LR1

Units

6 (cap 11)

Stories

4

FAR

1.80

Buildable SF

6,826

Net sellable / rentable SF

5,597

Average unit SF

850

Affordable set-aside

1 units · 1 Moderate-Income unit

Full SB 79 envelope (post-July 2026 timing): 14 units · 9 stories · FAR 4.00 · RLV -$558,697. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$4,344,321

Total development cost

$3,330,550

Required profit

$499,583

Residual land value

$501,955

Max land per unit

$83,659

Acquisition basis

$489,325

Spread over basis

$12,630

• 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! Flagged
• Not RSO-registered✓ Pass
• SCAG and city maps agree! Flagged

• ✕ Zone "[Q]C1.5-1VL" is not a single-family district — SB 9 applies only to single-family zones.
• ✕ General Plan land use "commercial" is not residential.

APN

5427-001-009

Lot size

3,792 sqft · 0.09 acres

Use code

3100

Year built

1926

Allowed units under current zoning

1

Last sale

3/18/1997 · —

Hold period

29 years

Assessed value (tax roll — often far below market)

$167,727

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

$489,325

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.