$1,350,000
769 Lakemuir Dr, Sunnyvale 94089
AddressIntel AI Briefing
The optimal play is an SB 9 lot split into multiple units to unlock massive density on a highly underutilized lot with an aging primary structure. While the high ADU feasibility rating supports this density pathway, the localized liquefaction zone acts as a technical blocker that will require cost-intensive foundation engineering. A deep value-add renovation with a secondary detached ADU presents an excellent lower-risk alternative.
Property Permit History
Recent Neighborhood Remodeling (Sunnyvale)
Parcel & Zoning Info
ADU Potential
Standard lot · Corner lot · ~82 ft frontage × 113 ft deep, typical proportions for a detached ADU behind or beside the 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
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 2,352 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: Sunnyvale Muni Code Ch. 19.32, Table 19.32.020 (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
Lakewood Elementary
Sunnyvale
Columbia Middle
Sunnyvale
Mission Early College High
Santa Clara 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
51/100
Based on recent sales velocity and local demand in 94089.
Flippability Score
76/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
8%
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 2,352 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 Sunnyvale (94089): $1,032/sqft. Sized within 25% of the 2,400 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 (Sunnyvale 94089)
Sized to the modelled 2,400 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.