$2,250,000
835 Downswood Ct, San Jose 95120
AddressIntel AI Briefing
While stealth density: primary + ADU + JADU is the only available expansion path, SB 9 is completely blocked on this parcel. Furthermore, the active AE flood zone and liquefaction hazards act as severe development blockers that will inflate engineering budgets. A cosmetic renovation of the existing home is the safest approach.
Property Permit History
Recent Neighborhood Remodeling (San Jose)
Parcel & Zoning Info
ADU Potential
Flag / irregular · Corner lot · ~114 ft frontage × 136 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 3,528 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
Graystone Elementary
San Jose Unified
Bret Harte Middle
San Jose Unified
Leland 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
79/100
Based on recent sales velocity and local demand in 95120.
Flippability Score
50/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
14%
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 3,528 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 12 recent single-family sales in San Jose (95120): $878/sqft. Sized within 25% of the 3,500 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.
Carry on total capital for the project duration. At 0% the model is a cash purchase; 12 months at a typical construction-loan rate moves ROI by 6 to 10 points on a deal this size, so price it with your real rate.
Projected Profit
Warning: Project is mathematically underwater.
Recent Comparables (San Jose 95120)
Sized to the modelled 3,500 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.