$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 |
|---|---|---|---|---|
| 2026-10-16 | PW UTL MAIN W TRENCH | Issued | -- | Unknown |
| 2025-07-17 | ADU TO PC - OTHER | Issued | $216,424 | SPEED CONSTRUCTION AND |
| 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 |
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.
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
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. 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
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): $2,062/sqft, plus 5% because new houses sold at a median 1.07x their comps across 239 real rebuilds. 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.
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 (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.