$5,400,000
23666 Black Oak Way, Cupertino 95014
AddressIntel AI Briefing
The high asking price and location in a High Fire Hazard zone drastically restrict development feasibility and compress ROI. The optimal play is stealth density utilizing ADUs, as a physical teardown of this updated 2000-built home would result in severe capital loss.
Property Permit History
| Date | Project Type | Status | Valuation | Contractor |
|---|---|---|---|---|
| 2026-06-22 | Re-Roof - Online | Issued | -- | Unknown |
| 2024-12-16 | Residential Mechanical | Issued | $18,606 | ON-TIME AIR CONDITIONING & HEATING LLC DBA SERVICE CHAMPIONS |
Recent Neighborhood Remodeling (Cupertino)
Parcel & Zoning Info
ADU Potential
Flag / irregular · Corner lot · ~162 ft frontage × 164 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.
Seller Motivation
Inferred from days on market and listing-description language (e.g. "as-is", "estate sale", "motivated seller"). A screening heuristic for likely negotiability, not a statement about the seller's circumstances.
Redevelopment Potential
Meaningful unused floor-area headroom under current zoning, room to add square footage. Zoning allows roughly 5,489 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: Cupertino Muni Code 19.28.070(B) (Ord. 25-2277, 2025); confirmed by 19.28.090 for R1-a (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. 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
Montclaire Elementary
Cupertino Union
Cupertino Middle
Cupertino Union
Mountain View 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
75/100
Based on recent sales velocity and local demand in 95014.
Flippability Score
15/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
50%
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 5,489 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 7 recent single-family sales in Cupertino (95014): $1,054/sqft, plus 5% because new houses sold at a median 1.07x their comps across 239 real rebuilds. Sized within 25% of the 5,500 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 (Cupertino 95014)
Sized to the modelled 5,500 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.