Rule set

LR1

Units

7 (cap 11)

Stories

4

FAR

1.80

Buildable SF

7,456

Net sellable / rentable SF

6,114

Average unit SF

850

Affordable set-aside

1 units · 1 Moderate-Income unit

Full SB 79 envelope (post-July 2026 timing): 12 units · 7 stories · FAR 3.25 · RLV $2,191,784. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$6,405,229

Total development cost

$3,653,611

Required profit

$548,042

Residual land value

$2,172,278

Max land per unit

$310,325

Acquisition basis

$1,251,894

Spread over basis

$920,384

• 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

Eligibility

Urban lot split + duplexes

Maximum units

4 (2 lots × 2 units)

APN

5435-002-003

Lot size

4,142 sqft · 0.10 acres

Use code

0300

Year built

1923

Allowed units under current zoning

1

Last sale

2/25/2014 · —

Hold period

13 years

Assessed value (tax roll — often far below market)

$821,321

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

$1,251,894

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.