$4,398,000
531 San Felicia Way, Los Altos 94022
AddressIntel AI Briefing
A massive 11,761 sqft lot with only 16% coverage in a premier Los Altos neighborhood boasting a $237k median income. The optimal play is an SB 9 lot split into multiple units to fully capitalize on the impressive $8.3M ARV potential. With no liquefaction, fire, or landslide hazards, this is an incredibly clean development site.
Property Permit History
Recent Neighborhood Remodeling (Los Altos)
Parcel & Zoning Info
ADU Potential
Deep lot · Corner lot · ~75 ft frontage × 172 ft deep — room to set a detached ADU back from the street with a buffer — reads as a separate home. 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
Small, older home using a low share of the allowable building envelope on a sizable lot — a scrape-and-rebuild or major-expansion play. Zoning allows roughly 3,926 sqft of gross floor area on this lot.
Screening estimate comparing existing living area to the city's single-family floor-area limit. FAR rule curated from current municipal code. Source: Los Altos Muni Code 14.06.070 (R1-10) (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.
Nearby Public Schools
Bullis Charter
Santa Clara County Office of Education
Ardis G. Egan Junior High
Los Altos Elementary
Los Altos High
Mountain View-Los Altos Union High
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
64/100
Based on recent sales velocity and local demand in 94022.
Flippability Score
82/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
20%
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.
Based on 6 recent sales in 94022 averaging $1,808/sqft.
Projected Profit
Warning: Project is mathematically underwater.