$1,298,888
408 Santa Mesa Dr, San Jose 95123
AddressIntel AI Briefing
Located in a highly stable, owner-occupied San Jose pocket, the optimal play here is a stealth density play utilizing the high ADU feasibility to add a secondary unit to the existing footprint. A full teardown or SB 9 lot split is less attractive due to liquefaction risks that would heavily inflate foundation and construction costs. Renovating the existing 1966 structure avoids these subsurface hazards while positioning the asset to capture the neighborhood's strong buyer profile.
Property Permit History
Recent Neighborhood Remodeling (San Jose)
Parcel & Zoning Info
ADU Potential
Standard lot · Corner lot · ~61 ft frontage × 108 ft deep, typical proportions for a detached ADU behind or beside the 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
Meaningful unused floor-area headroom under current zoning, room to add square footage. Zoning allows roughly 2,744 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
Oak Ridge Elementary
Oak Grove Elementary
Herman (Leonard) Intermediate
Oak Grove Elementary
Santa Teresa High
East Side 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
100/100
Based on recent sales velocity and local demand in 95123.
Flippability Score
78/100
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 2,744 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 (95123): $751/sqft. Sized within 25% of the 2,700 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 95123)
Sized to the modelled 2,700 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.