Rule set

LR1

Units

6 (cap 11)

Stories

4

FAR

1.80

Buildable SF

6,772

Net sellable / rentable SF

5,553

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 -$471,537. 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

$3,306,503

Required profit

$495,975

Residual land value

$536,968

Max land per unit

$89,495

Acquisition basis

$194,968

Spread over basis

$342,000

• 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 "C2-1" is not a single-family district — SB 9 applies only to single-family zones.
• ✕ General Plan land use "commercial" is not residential.

APN

5429-001-021

Lot size

3,762 sqft · 0.09 acres

Use code

1100

Year built

1949

Allowed units under current zoning

1

Last sale

2/7/2022 · —

Hold period

5 years

Assessed value (tax roll — often far below market)

$243,710

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

$194,968

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.