$9,980,000
63 Irving Ave, Atherton 94027
AddressIntel AI Briefing
Active multi-million dollar building permits for a new luxury residence and ADU indicate the optimal play is already under construction. Buyers should focus on completing the active high-end development plan rather than pursuing an SB 9 split, maximizing luxury value. This is an elite estate-grade project with strong demand signals.
Property Permit History
| Date | Project Type | Status | Valuation | Contractor |
|---|---|---|---|---|
| 2025-07-17 | GRADG DRAIN - WITH DET SYS | Issued | -- | SPEED CONSTRUCTION AND |
| 2025-07-17 | NEW RES - W/BASEMENT | Issued | $3,068,877 | SPEED CONSTRUCTION AND |
| 2025-07-17 | ADU TO PC - OTHER | Issued | $216,424 | SPEED CONSTRUCTION AND |
Recent Neighborhood Remodeling (Atherton)
Parcel & Zoning Info
ADU Potential
Flag / irregular · ~180 ft frontage × 236 ft deep, a tucked-away rear unit is very private; access is typically via the pole driveway.
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 4,210 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: Atherton Muni Code 17.32.040 (R-1A), district from Town zoning GIS (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
Encinal Elementary
Menlo Park City Elementary
Hillview Middle
Menlo Park City Elementary
Tide Academy
Sequoia 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
57/100
Based on recent sales velocity and local demand in 94027.
Flippability Score
65/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
28%
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 4,210 sqft here, less than the 6,637 sqft standing today, so a compliant rebuild would be smaller than the existing house. We don't quote a return on this one. Demolishing generally forfeits the existing non-conforming floor area, so treat it as a remodel or check the local code for what it lets you rebuild.
Median of 12 recent single-family sales in Atherton (94027): $1,834/sqft. Sized within 25% of the 6,600 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 (Atherton 94027)
Sized to the modelled 6,600 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.