SB 1123 Lot-Split Strategy
Weekly Site Identification
Automated pipeline across the 9-county Bay Area. Qualifies markets against the ArtHaus investor thesis, scans for-sale listings, runs SB 1123 carve-out feasibility against county GIS parcels + building footprints, and back-of-envelope underwrites surviving sites.
Uses deterministic fixtures
Last run · Apr 23, 2026, 2:21 PM · run-1776954113604
Pipeline Snapshot
Cities scanned
12
Cities qualified
7
Listings scanned
2
Verified candidates
2
Unverified candidates
0
Top 10 Candidates
Buy-box: 12,000–50,000 sf · ≥30% margin · ≥3 schools · ≥$130K HHI
| # | Parcel | Ask | Lot | Carve-out | Units | Margin | Flags |
|---|---|---|---|---|---|---|---|
| 1 | 1620 Cowper St Palo Alto · 12006046 Owner: Not published by county Src: Santa Clara | $5.62M | 21,400 sf | 9,869 sf east side | 6 | 34.2% IRR ~48% | — |
| 2 | 2847 Bryant St Palo Alto · 13239071 Owner: Not published by county Src: Santa Clara | $4.85M | 16,800 sf | 9,008 sf south side | 6 | 34.1% IRR ~48% | — |
Layer 1 · Market Qualification
Sources: US Census · Zillow ZHVI · GreatSchools seed
Palo Alto
Santa Clara County
- Median HHI
- $195K
- ZHVI 2025
- $3.62M
- 3yr CAGR
- 5.8%
- Schools 7+
- 15
- Days on market
- 18
Menlo Park
San Mateo County
- Median HHI
- $186K
- ZHVI 2025
- $3.18M
- 3yr CAGR
- 5.1%
- Schools 7+
- 4
- Days on market
- 21
Mill Valley
Marin County
- Median HHI
- $173K
- ZHVI 2025
- $2.48M
- 3yr CAGR
- 4.4%
- Schools 7+
- 7
- Days on market
- 29
Berkeley
Alameda County
- Median HHI
- $118K
- ZHVI 2025
- $1.72M
- 3yr CAGR
- 3.9%
- Schools 7+
- 16
- Days on market
- 24
Median HHI below threshold
Walnut Creek
Contra Costa County
- Median HHI
- $143K
- ZHVI 2025
- $1.38M
- 3yr CAGR
- 4.2%
- Schools 7+
- 14
- Days on market
- 27
Burlingame
San Mateo County
- Median HHI
- $168K
- ZHVI 2025
- $2.42M
- 3yr CAGR
- 4.8%
- Schools 7+
- 5
- Days on market
- 20
San Carlos
San Mateo County
- Median HHI
- $176K
- ZHVI 2025
- $2.28M
- 3yr CAGR
- 4.9%
- Schools 7+
- 9
- Days on market
- 22
Oakland — Rockridge
Alameda County
- Median HHI
- $149K
- ZHVI 2025
- $1.62M
- 3yr CAGR
- 4.1%
- Schools 7+
- 25
- Days on market
- 25
Tiburon
Marin County
- Median HHI
- $218K
- ZHVI 2025
- $3.92M
- 3yr CAGR
- 4.6%
- Schools 7+
- 2
- Days on market
- 34
HHI >$200K count below threshold · Schools rated 7+ below threshold
Napa
Napa County
- Median HHI
- $96K
- ZHVI 2025
- $0.84M
- 3yr CAGR
- 2.8%
- Schools 7+
- 7
- Days on market
- 42
Median HHI below threshold · ZHVI below regional median · Days on market above threshold
Vallejo
Solano County
- Median HHI
- $78K
- ZHVI 2025
- $0.51M
- 3yr CAGR
- 1.4%
- Schools 7+
- 0
- Days on market
- 48
HHI >$200K count below threshold · Median HHI below threshold · ZHVI below regional median · Days on market above threshold · Schools rated 7+ below threshold
Petaluma
Sonoma County
- Median HHI
- $108K
- ZHVI 2025
- $0.89M
- 3yr CAGR
- 3.1%
- Schools 7+
- 17
- Days on market
- 38
HHI >$200K count below threshold · Median HHI below threshold · ZHVI below regional median · Days on market above threshold