Horizontal Expansion
sample report
33 Rio Ct.,
San Francisco CA
This property is a Dwelling designated as a Single-Family Residential unit on a lot of 2,665 ft2. It has 1 story (2 levels), 6 rooms, 1 bathroom.
Summary
New Horizontal Building Area
~ 2,100 sqft
Budget
~ $ 944,400
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.
3 Primary Units
+ 1 ADU
More Home Equity
The difference between the cost of improvement and the market value gives more value to the property.
Est. $1,660,000
Generate 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.
$38,400 - $52,000/year
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*
Team
Typically, a construction project requires a team of professionals to complete it. If you'd like us to refer you to our list of professionals, please schedule a 30min. FREE phone consultation with CityStructure's consultant to assess your project needs.
Schedule FREE phone consultation
* CityStructure Group Inc does not recommend or endorse Mortgage Research Center, LLC, and they are not the only providers of mortgage loan services of the kinds they offer.
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
~ 4,600 sqft
NEW Addition Area
~ 1,900 sqft
Existing Building
1,950 sqft
Existing levels
2
Existing units
1
Existing ADU
0
LEVEL 1
Existing floor area
1,350
sqft
Horizontal addition
New floor area
950
sqft
LEVEL 2
Existing floor area
1,350
sqft
Horizontal addition
New floor area
950
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
Est. $ 944,400
NEW VALUE
of the property after improvements*
Est. $ 3,212,000
HARD COSTS (construction) = $ 870,400
Building new area
~ $ 500.00
/sqft
$ 336,000
Remodel existing house
~ $ 50
/sqft
$ 97.500
Demo / site work
-
/sqft
$ 50,000
New roof
~ $ 15.00
/sqft
$ 5,040
SOFT COSTS (services) = $ 39,083
Professional fees
~ 7.0
%
$ 34,198
Permit Fees
~ 1.00
%
$ 4,885
Avg. rents 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.
Team
Based on the scope of your project, below is the core team of professionals you need to complete this project.
Order for (your) property at 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 7,0001 sqft properties.
Order for (your) property at 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.
Code References
The calculations of the possible new building area on this property are based on the state and local planning regulations applicable to this lot. Read below few of them ...
Zoning
RH-2 (RESIDENTIAL- HOUSE, TWO FAMILY)
Two-Family. These Districts are devoted to one-family and two-family houses, with the latter commonly consisting of two large flats, one occupied by the owner and the other available for rental. Structures are finely scaled and usually do not exceed 25 feet in width or 40 feet in height. Building styles are often more varied than in single-family areas, but certain streets and tracts are quite uniform. Considerable ground-level open space is available, and it frequently is private for each unit. The Districts may have easy access to shopping facilities and transit lines. In some cases, Group Housing and institutions are found in these areas, although nonresidential uses tend to be quite limited.Read more about Residential Zoning Regulations in San Francisco here ...
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 A - Historical Preservation
This is a historical building