$2,150,000
316 Eagle Trace Dr, Half Moon Bay 94019
AddressIntel AI Briefing
The optimal strategy is stealth density: primary + ADU + JADU, maximizing this spacious 7,939 square foot parcel. An SB 9 split is viable but faces significant headwinds due to the high fire zone designation and coastal planning reviews.
Property Permit History
Recent Neighborhood Remodeling (Half Moon Bay)
Parcel & Zoning Info
ADU Potential
Standard lot · ~82 ft frontage × 116 ft deep, typical proportions for a detached ADU behind or beside the home.
Screening heuristic based on lot size, existing coverage, lot orientation, and hazard overlays. CA ADU law is ministerial statewide; verify max size, setbacks, and JADU owner-occupancy with the local planning dept.
Seller Motivation
Inferred from days on market and listing-description language (e.g. "as-is", "estate sale", "motivated seller"). A screening heuristic for likely negotiability, not a statement about the seller's circumstances.
Redevelopment Potential
Existing home already uses most of the allowable floor area, little expansion headroom. Zoning allows roughly 3,176 sqft of gross floor area on this lot.
Screening estimate comparing existing living area to the city's single-family floor-area limit. City sets no explicit FAR (or is not individually curated); allowable area is a conservative estimate. Source: conservative default (0.40 FAR — city not individually curated) (as of 2026-06-30). Verify FAR, coverage, setbacks, and height with the local planning dept.
Hazard Snapshot
Flood Zone
Fire Severity
Liquefaction
Fault Zone
Not a substitute for a Natural Hazard Disclosure (NHD) report. Zones reflect available GIS data and may not cover all localities. Liquefaction and fault flags: modified from California Geological Survey, Web Service of Official Maps of Alquist-Priolo Earthquake Fault Zones and Web Service of Official Maps of Seismic Hazard Zones (2025).
Nearby Public Schools
Alvin S. Hatch Elementary
Cabrillo Unified
Manuel F. Cunha Intermediate
Cabrillo Unified
Pilarcitos Alternative High (Continuation)
Cabrillo Unified
School boundaries are subject to change. Nearest school distance does not guarantee enrollment eligibility. Check with the local district. Data provided by CDE.
Proprietary Intelligence
Market Heat Index
30/100
Based on recent sales velocity and local demand in 94019.
Flippability Score
50/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
1%
Likelihood of multiple offers based on local list-to-sale ratios and DOM.
Proforma ROI Calculator
Back-of-the-napkin deal analysis across development strategies.
We don't hold this jurisdiction's floor-area rule, so the default builds to roughly 3,176 sqft from a conservative 0.40 FAR approximation, a starting point and not a zoning answer. Check the local code before you rely on it.
Median of 12 recent single-family sales in Half Moon Bay (94019): $777/sqft, plus 5% because new houses sold at a median 1.07x their comps across 239 real rebuilds. Sized within 25% of the 3,200 sqft build, because smaller houses sell for more per foot and pricing a rebuild off them overstates resale.
Commission, transfer tax and closing. Deducted from resale before profit, so the ROI below is net of the exit rather than gross.
Interest on the purchase price for the whole project plus half the build budget, since construction draws ramp up. The default is 7% over 33 months, the median purchase-to-sale time of 239 real Peninsula and South Bay rebuilds. Set the rate to 0 for a cash purchase, or use your own lender's terms.
Projected Profit
Warning: Project is mathematically underwater.
Recent Comparables (Half Moon Bay 94019)
Sized to the modelled 3,200 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.