$5,588,888
13204 Wright Way, Los Altos Hills 94022
AddressIntel AI Briefing
The optimal play is an SB 9 lot split into multiple high-end estates on this massive 2.5-acre lot. Favorable demographics and low 3% lot coverage suggest incredible development upside despite moderate fire hazard risks. Traditional teardown-and-mansionize is also highly viable, with a massive spread to the broad zip-median ARV.
Property Permit History
Recent Neighborhood Remodeling (Los Altos Hills)
Parcel & Zoning Info
ADU Potential
Flag / irregular · Corner lot · ~392 ft frontage × 455 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 15,240 sqft of gross floor area on this lot.
Screening estimate comparing existing living area to the city's single-family floor-area limit. City sets no explicit FAR (or is not individually curated); allowable area is a conservative estimate. Source: Los Altos Hills Muni Code 10-1.503 (MFA = LUF x slope formula) (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
Gardner Bullis Elementary
Los Altos Elementary
Ellen Fletcher Middle
Palo Alto Unified
Palo Alto Middle College High
Palo Alto 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
67/100
Based on recent sales velocity and local demand in 94022.
Flippability Score
90/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
22%
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.
Median of 12 recent single-family sales in Los Altos Hills (94022): $1,599/sqft, plus 5% because new houses sold at a median 1.07x their comps across 239 real rebuilds. Sized within 25% of the 4,900 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 (Los Altos Hills 94022)
Sized to the modelled 4,900 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.