$5,750,000
10935 Miramonte Rd, Cupertino 95014
AddressIntel AI Briefing
The optimal play is stealth density: primary + ADU + JADU, as a Very High Fire Severity Zone and landslide risk act as complete blockers for SB 9 and complex subdivision. The current mansion-sized home is in good condition, making full demolition financially unfeasible. Accessory development must prioritize fire-resistant materials to mitigate local environmental risks.
Property Permit History
Recent Neighborhood Remodeling (Cupertino)
Parcel & Zoning Info
ADU Potential
Flag / irregular · Corner lot · ~152 ft frontage × 162 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
Existing home already uses most of the allowable floor area, little expansion headroom. 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.
Nearby Public Schools
Abraham Lincoln Elementary
Cupertino Union
John F. Kennedy Middle
Cupertino Union
Monta Vista High
Fremont 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
20/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
48%
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 5 recent single-family sales in Cupertino (95014): $1,050/sqft. 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.
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 (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.