$4,398,000
109 Lyell St, Los Altos 94022
AddressIntel AI Briefing
A stealth density approach with primary plus ADU and JADU is the most logical play given the 2009 construction makes a complete teardown uneconomical. The high-value market provides strong demand, but the thin projected ROI limits speculative appeal.
Property Permit History
Recent Neighborhood Remodeling (Los Altos)
Parcel & Zoning Info
ADU Potential
Deep lot · Corner lot · ~52 ft frontage × 155 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
Existing home already uses most of the allowable floor area, little expansion headroom. Zoning allows roughly 2,592 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 14.06.070/14.08.070/14.10.070/14.12.070 (R1-10/H/20/40, one shared formula) (as of 2026-08-24). 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
Covington Elementary
Los Altos Elementary
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
67/100
Based on recent sales velocity and local demand in 94022.
Flippability Score
30/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
21%
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 2,592 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 Los Altos (94022): $1,996/sqft. Sized within 25% of the 2,600 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 (Los Altos 94022)
Sized to the modelled 2,600 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.