• Independent analysis supports ~80-unit multifamily development

• 8 levels achievable within a 65-foot height envelope

• No parking requirement → maximizes efficiency and yield

This is the key value driver, unlocking density far beyond traditional zoning constraints

• Transition from RH-1 (single-family) to form-based density

• No unit-per-lot cap

• 82% lot coverage allowed

• Transit-oriented density incentives

Tight supply + rising demand = ideal development timing

• San Francisco rents up 6.1% YoY

• Vacancy at ~4.6% (10-year low)

• AI-driven demand fueling absorption and pricing growth

Clear path to meaningful developer margin

• Appraised land value: $8.35M

• Estimated stabilized value (80 units): ~$34M+

• Residual land analysis supports similar valuation range

Lifestyle + accessibility = strong renter demand

• Midtown Terrace / Twin Peaks corridor

• Panoramic views: Glen Canyon, Mount Davidson, southern hills

• Easy access to:

  • Glen Park BART

  • West Portal

  • I-280 / US-101