Rule set

LR2

Units

16 (cap 16)

Stories

6

FAR

0.99

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): 52 units · 7 stories · FAR 3.25 · RLV -$3,922,471. Which envelope controls depends on when an application is deemed complete — confirm with counsel.

Exit strategy

Condo sellout

Gross development value

$9,394,004

Total development cost

$9,264,972

Required profit

$1,389,746

Residual land value

-$1,292,183

Max land per unit

-$80,761

Acquisition basis

$1,258,786

Spread over basis

-$2,550,969

• 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

8359-002-019

Lot size

16,686 sqft · 0.38 acres

Use code

0100

Year built

1963

Allowed units under current zoning

8

Last sale

5/22/2013 · —

Hold period

13 years

Assessed value (tax roll — often far below market)

$566,447

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

$1,258,786

Owner occupied

Yes

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.