Horizontal
Expansion
sample report
Analysis of the property's maximum development potential based on the planning regulations
1756-1758 Union St.
San Francisco CA
This is a Multi-Family Residential property (Flats & Duplex) with 3 units on a lot of 3,711 ft2. It has a total of 2 stories (3 levels), 15 rooms, 3 bathrooms.
Presented by:
Development Potential
Possible Horizontal Addition
~ 2,544 sqft
Est. Value Added
~ $ 3,052,800
February 9th, 2023
Summary
Possible
New Horizontal Addition
~ 2,544 sqft
More Living Spaces
Based on the current zoning regulations, this property may have additional units. This means more living space for you, your family and possible tenants.
6 Primary Units
+ 1 ADU
More Home Equity
The difference between the cost of improvement and the market value gives more value to the property. Check the Budget tab to see the new value after improvements.
~ $3,052,800
More Passive Income
Rental units are a great way to pay back the initial investment and to generate passive income. Check the Budget tab to see the average rents in the area.
$62,400 - $83,000/unit
Building Area
This area is the Maximum horizontal expansion for every existing level. Below is a breakdown of the existing and possible new building area at every level.
TOTAL New Building
~ 7,009 sqft
NEW Addition Area
~ 2,544 sqft
Existing Building
4,465 sqft
Existing levels
2
Existing units
1
Existing ADU
0
LEVEL 1
Existing floor area
1,409
sqft
Horizontal addition
New floor area
1,272
sqft
LEVEL 2
Existing floor area
1,528
sqft
Horizontal addition
New floor area
1,272
sqft
LEVEL (possible NEW levels)
* The calculation of the existing and new building area in this Report are just estimates based on our interpretation of the current Planning Code, policies, and the State Law. Verify it with the local planner, architect and/or a surveyor. CityStructure Group Inc disclaims any representation or warranties as to the accuracy of the presented information.
Budget
The cost of a construction project depends on the conditions of the existing house, the site and the type of spaces you want to build. Below are only rough estimates.
COST of the improvements
~ $ 1,272,400
ADDED VALUE to the property
~ $ 3,052,800
HARD COSTS (construction) = $ 979,480
Building new area
~ $ 450.00
/sqft
$ 890,400
Remodel existing house
~ -
/sqft
$ -
Demo / site work
-
/sqft
$ 70,000
New roof
~ $ 15.00
/sqft
$ 19,080
SOFT COSTS (services) = $ 292,920
Professional fees
~ 7.0
%
$ 283,126
Permit Fees
~ 1.00
%
$ 9,794
Avg. rents/unit in the area
1 Bd. + 1 Ba
~ $ 38,400 / year
3 Bd. + 1 Ba
~ $ 68,400 / year
2 Bd. + 1 Ba
~ $ 54,000 / year
3 Bd. + 2 Ba
~ $ 72,000 / year
* Consult your Realtor for a more accurate estimate of the new property value and rents in the area
Financing
Your lending options depend widely on your financial context and ownership status to this property. Considering the scope of the work, these are the most commune loan options:
FHA 203(k) loan
An FHA 203k loan is a mortgage loan that allows you to purchase a property needing repairs or renovations and include the costs in the mortgage. With a 203k, borrowers must complete renovations within 6 months of closing. Read more ...
Home Construction Loan
Construction loans are short-term, interim loans used for new home construction. The contractor receives disbursements as work progresses. Read more ...
Home Equity Loan
Borrowing against the equity in your home is a cheaper way to finance renovations than putting the cost on a credit card, whether you choose a home equity loan or a HELOC. One drawback is that both types of loans require you to pay closing costs and fees similar to a traditional mortgage. Read more ...
* CityStructure Group Inc doesn't back up any of the lenders. This information is presented just for your convenience. We encourage you to do your own research.
Financing Options
The loan options depend widely based on your personal context, your goals and the property. Read the Financing Options tab to learn about different loan options typical for home improvement. You can also consult with different lenders for more information.
Contact Lender*
* CityStructure Group Inc doesn't back up any of the lenders. This information is presented just for your convenience. We encourage you to do your own research.
Team
Construction projects follow few Phases: Schematic or Design, Permit and Construction Phase. Below is a list of professionals you may need to help you complete each Phase for this type of project. Need referrals?
Schedule 30min.
FREE phone consultation
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Reports available for: San Francisco county, San Mateo, Oakland, Berkeley, Alameda county, Redwood city, San Bruno city, San Jose city, San Pablo city and Marin county (more soon).
This is an order form for one property with a lot up to 7,000 sqft .
Code References
The calculations of the possible new additions to the existing building on this property are based on the state and local planning regulations applicable to this lot.
Read below few of the regulations we followed in this analysis.
Zoning
NCD - UNION (UNION STREETNEIGHBORHOOD COMMERCIAL)
The Union Street District controls are designed to provide sufficient growth opportunities for commercial development that is in keeping with the existing scale and character, promote continuous retail frontage, and protect adjacent residential livability. Small-scale buildings and neighborhood serving uses are promoted, and rear yards above the ground story and at all residential levels are protected. Most commercial development is permitted at the first two stories of new buildings, while retail service uses are monitored at the third story and above. Generally required for creation of 10 or more Dwelling Units. No less than 25% of the total number of proposed Dwelling Units shall contain at least two Bedrooms, and no less than 10% of the total number of proposed Dwelling Units shall contain at least three Bedrooms.
Height Restrictions
40-X
Height of a dwelling in any RH-1(D), RH-1 or RH-1(S) District cannot exceed a 35 feet except:
if the average ground elevation at the rear line of the lot is higher by 20 or more feet than at the front line, then the height can be 40 feet;
if the average ground elevation at the rear line of the lot is lower by 20 or more feet than at the front line, then the height is reduced to 30 feet, and
the permitted height shall be reduced to 25 feet where the average ground elevation at the rear line of the lot is lower by 40 or more feet than at the front line.
CEQA
Type B - Historical Preservation Unknown
Properties Requiring Further Consultation and Review. “Not evaluated” or which have a temporary designation NRSC/CHRSC of 7 while waiting for evaluation from the State Office of Historic Preservation will need additional investigation to determine what the underlying information / evidence is regarding its historic status.
Order your Report for only $199
Available for: San Francisco county, San Mateo county , Contra Costa county , Alameda county, Redwood city, San Bruno city, San Jose city, San Pablo city and Marin county (more soon). This report is available for residential properties a lot up to 7,000 sqft. We have available Complete Development Packages for commercial and over 7,001 sqft properties.