Rule set

LR1

Units

7 (cap 11)

Stories

4

FAR

1.80

Buildable SF

7,707

Net sellable / rentable SF

6,319

Average unit SF

850

Affordable set-aside

1 units · 1 Moderate-Income unit

Full SB 79 envelope (post-July 2026 timing): 13 units · 7 stories · FAR 3.25 · RLV $610,412. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$5,147,185

Total development cost

$3,766,053

Required profit

$564,908

Residual land value

$811,992

Max land per unit

$115,999

Acquisition basis

$169,328

Spread over basis

$642,664

• 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 "R3-1VL" is not a single-family district — SB 9 applies only to single-family zones.

APN

5427-002-024

Lot size

4,281 sqft · 0.10 acres

Use code

2100

Year built

1952

Allowed units under current zoning

5

Last sale

6/14/2019 · —

Hold period

7 years

Assessed value (tax roll — often far below market)

$185,641

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

$169,328

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.