$3,995,000
11450 Summit Wood Rd, Los Altos Hills 94022
AddressIntel AI Briefing
The massive lot size presents a highly lucrative teardown-and-mansionize play to capture Los Altos Hills' extreme luxury ARV ceiling. However, the Very High Fire Hazard Severity Zone stands as a major cost blocker. High local owner-occupancy and high median incomes support an ultra-premium finished product if hazard mitigations are met.
Property Permit History
Recent Neighborhood Remodeling (Los Altos Hills)
Parcel & Zoning Info
ADU Potential
Flag / irregular · Corner lot · ~259 ft frontage × 397 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
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 7,200 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.
Nearby Public Schools
Covington Elementary
Los Altos Elementary
Georgina P. Blach Junior High
Los Altos Elementary
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
85/100
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.
We don't hold this jurisdiction's floor-area rule, so the default builds to roughly 7,200 sqft from a conservative 0.40 FAR approximation — a starting point, not a zoning answer. Check the local code before you rely on it.
Median of 10 recent single-family sales in 94022: $1,257/sqft. Sized within 25% of the 7,200 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
Recent Comparables (94022)
Sized to the modelled 7,200 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.