Rule set

LR1

Units

5 (cap 11)

Stories

4

FAR

1.80

Buildable SF

6,123

Net sellable / rentable SF

5,021

Average unit SF

850

Affordable set-aside

1 units · 1 Moderate-Income unit

Full SB 79 envelope (post-July 2026 timing): 10 units · 7 stories · FAR 3.25 · RLV $4,486,021. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$5,310,299

Total development cost

$2,975,035

Required profit

$446,255

Residual land value

$1,883,343

Max land per unit

$376,669

Acquisition basis

$226,636

Spread over basis

$1,656,707

• 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 "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

5713-004-017

Lot size

3,402 sqft · 0.08 acres

Use code

2600

Year built

1921

Allowed units under current zoning

7

Last sale

3/14/2007 · —

Hold period

19 years

Assessed value (tax roll — often far below market)

$178,701

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

$226,636

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.