Rule set

LR2

Units

12 (cap 16)

Stories

6

FAR

2.90

Buildable SF

12,482

Net sellable / rentable SF

10,235

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): 13 units · 7 stories · FAR 3.25 · RLV -$51,086. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$8,511,250

Total development cost

$6,916,099

Required profit

$1,037,415

Residual land value

$555,458

Max land per unit

$46,288

Acquisition basis

$91,106

Spread over basis

$464,352

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

APN

5713-004-001

Lot size

4,304 sqft · 0.10 acres

Use code

2700

Year built

—

Allowed units under current zoning

9

Last sale

4/12/2023 · —

Hold period

3 years

Assessed value (tax roll — often far below market)

$91,106

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.