Rule set

LR2

Units

16 (cap 16)

Stories

6

FAR

2.45

Buildable SF

16,585

Net sellable / rentable SF

13,600

Average unit SF

850

Affordable set-aside

2 units · 2 Moderate-Income units or 1 Low-Income unit

Full SB 79 envelope (post-July 2026 timing): 21 units · 7 stories · FAR 3.25 · RLV -$2,925,152. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Rent & hold

Gross development value

$8,583,418

Stabilized NOI

$390,546

Total development cost

$9,222,859

Required profit

$1,383,429

Residual land value

-$2,041,770

Max land per unit

-$127,611

Acquisition basis

$756,017

Spread over basis

-$2,797,787

Yield on cost

5.44%

Exit cap rate

4.55%

⚠ Negative leverage at current debt rates — yield on cost is below the exit cap rate.

• 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

7268-008-028

Lot size

6,781 sqft · 0.16 acres

Use code

0300

Year built

1903

Allowed units under current zoning

3

Last sale

11/4/1999 · —

Hold period

27 years

Assessed value (tax roll — often far below market)

$249,152

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

$756,017

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.