$1,990,000
395 S 13th St, San Jose 95112
AddressIntel AI Briefing
Building a massive new single-family residence here is financially counterproductive due to low size-matched comps in this specific pocket. Instead, the large lot size makes a stealth density play of retaining the original home and adding multiple ADUs the most viable yield-generating path. This leverages existing infrastructure while shielding the investor from the negative spreads of a full rebuild.
Property Permit History
| Date | Project Type | Status | Valuation | Contractor |
|---|---|---|---|---|
| 2026-09-28 | Single-Family | Active | $24,558 | Unknown |
| 2026-09-01 | 1 & 2 Family Residential | Active | -- | HOME PRO, PROFESSIONAL Russ Kahn |
| 2026-08-31 | Single-Family | Active | $14,350 | HOME PRO, PROFESSIONAL Russ Kahn |
| 2026-07-22 | Condo | Active | -- | D&C ELECTRIC DANIEL MIHAI |
Recent Neighborhood Remodeling (San Jose)
Parcel & Zoning Info
ADU Potential
Flag / irregular · Corner lot · ~128 ft frontage × 147 ft deep, a tucked-away rear unit is very private; access is typically via the pole driveway. A second street frontage lets an ADU take its own entrance and address.
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.
Redevelopment Potential
Meaningful unused floor-area headroom under current zoning, room to add square footage. Zoning allows roughly 4,117 sqft of gross floor area on this lot.
Screening estimate comparing existing living area to the city's single-family floor-area limit. FAR figure is a discretionary-review trigger, not a hard cap. Treat as approximate. Source: SJMC 20.30.200; 20.100.1020 (Single-Family House Permit) (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
Selma Olinder Elementary
San Jose Unified
Sunrise Middle
Santa Clara County Office of Education
San Jose High
San Jose 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
61/100
Based on recent sales velocity and local demand in 95112.
Flippability Score
15/100
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.
Zoning allows roughly 4,117 sqft on this lot, and the default builds to that envelope. The FAR figure is a discretionary-review trigger, not a hard cap.
Median of 6 recent single-family sales in San Jose (95112): $632/sqft, plus 5% because new houses sold at a median 1.07x their comps across 239 real rebuilds. Sized within 25% of the 4,100 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 (San Jose 95112)
Sized to the modelled 4,100 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.