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Step 1 of 2 · Free tool · ~3 minutes

Does your lot qualify? Find out in under 3 minutes.

Answer a few quick questions about your property. We'll score it live against California's three big density laws — SB9 (lot splits), AB1033 (ADU condo conversion), and SB79 (transit density) — and show you the unit potential and rough value uplift as you type.

No signup required. Don't know an answer? Leave the default — you can refine later. Want a written report? Save your score on the right.

Tell us about your lot

4 quick sections. Live scoring.

Watch the score on the right update as you answer.

1
Where is the lot?

City controls which laws even apply.

Optional — used only on your downloadable report.

Adopted AB1033 cities: San Jose, Oakland, Berkeley, LA, Sacramento.

2
How big is it, and what's the zoning?

Lot size is the single biggest driver. Don't know zoning? Leave it on Single-family — that's ~70% of California parcels.

1.5K20K

Most San Jose / Sacramento SFR lots are 5,000–7,500 sqft. Check your county assessor if unsure.

"R-1" on your assessor record = Single-family.

3
What's on it today?

Your starting point for the uplift math.

1 = standard single-family home. 0 = vacant lot.

4
Bonus factors

Each toggle moves the score. Skip any you're unsure about.

Step 2: Like what you see? Scroll the results panel and tap Save my score to get a branded 1-page PDF + free 48-hour written feasibility.

Composite eligibility score: 71 out of 100. Strong condo-conversion or lot split candidate. Run a 48-hour feasibility. Units potential: 1 to 4. Estimated uplift: $5040 to $8640 thousand dollars. Recommendation: strong conversion or split candidate. The strongest lever is AB1033 ADU condo conversion. Composite score 71 out of 100, unit potential rising to 4, and estimated uplift $5040K–$8640K. Next step: run the 48-hour feasibility.
71
Composite eligibility
71
/ 100

Strong condo-conversion or lot split candidate. Run a 48-hour feasibility.

Units potential
1 → 4
Uplift est.
$5040–8640K
Top path
Convert
Recommendation: strong conversion or split candidate. The strongest lever is AB1033 ADU condo conversion. Composite score 71 out of 100, unit potential rising to 4, and estimated uplift $5040K–$8640K. Next step: run the 48-hour feasibility.
Recommendation

Strong conversion or split candidate

Top lever: AB1033 ADU condo conversion. Run the 48-hour feasibility to confirm zoning, unit mix, and projected returns before you commit to an entitlement path.

Your lot scores 71/100

Run the 48-hour Feasibility & ROI Report

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90
score

Eligible for urban lot split + 2-unit build (up to 4 units total).

95
score

San Jose approved AB1033 — primary + ADU(s) can be sold as separate condos.

5
score

Outside ½-mile transit corridor.

Live calculation

How we got to 71/100

SB9× 40%
90 × 0.4 = 36.0
  • Baseline (SFR + ≥ 2,400 sqft, no overlay)
    +60
    60
  • Lot ≥ 4,800 sqft
    +20
    80
  • Lot ≥ 8,000 sqft
    —
  • Corner lot
    —
  • Owner-occupied
    +5
    85
  • Utilities ready
    +5
    90
  • SB9 subtotal
    90
AB1033× 35%
95 × 0.35 = 33.3
  • Adopted city baseline (San Jose)
    +70
    70
  • Utilities ready
    +10
    80
  • Lot ≥ 6,000 sqft
    +10
    90
  • ≥ 1 existing unit on site
    +5
    95
  • AB1033 subtotal
    95
SB79× 25%
5 × 0.25 = 1.3
  • Outside ½-mile transit corridor
    Capped at 5.
    +5
    5
  • SB79 subtotal (capped)
    5
Composite formula
composite = round(SB9×0.40 + AB1033×0.35 + SB79×0.25)
= round(90×0.40 + 95×0.35 + 5×0.25)
= round(36.0 + 33.3 + 1.3)
= round(70.50) = 71 / 100
How the scoring works

Every assumption, in plain English.

No black box. Below is the full ruleset the tool uses to score your lot, recommend a path, and project unit potential. Tap any rule to see why it's weighted the way it is.

SB9Urban lot split + duplexCalifornia's 2022 law that lets owners of single-family lots split the parcel and/or add a second unit — up to 4 homes where 1 used to sit.+
  • Must be single-family zoned
    If zoning isn't single-family, SB9 doesn't apply at all — score stays at 0.
  • Lot under 2,400 sqft
    Below the statutory minimum — capped at 10/100 (a courtesy 'not viable' signal).
  • Historic district overlay
    Historic overlays exempt parcels from SB9 — capped at 5/100.
  • Baseline eligible lot
    Starts at 60/100 once the parcel clears zoning, size, and overlay tests.
  • +20 if lot ≥ 4,800 sqft
    Large enough to split into two compliant lots with sensible geometry.
  • +10 if lot ≥ 8,000 sqft
    Comfortable room for detached units, parking, and resale-friendly setbacks.
  • +5 corner lot
    Two street frontages make the split geometry and unit access materially easier.
  • +5 owner-occupied
    Satisfies SB9's 3-year owner-occupancy affidavit without extra structuring.
  • +5 utilities ready
    Sewer / water / power capacity already present avoids 8–15% pro-forma drag.
  • Eligibility threshold ≥ 60
    Below 60 we flag SB9 as not the lead path; final SB9 score is capped at 100.
AB1033ADU condo conversionLets a homeowner sell an ADU as a separate condo unit — but only in cities that have formally adopted the ordinance.+
  • City must have adopted AB1033
    We currently treat San Jose, Oakland, Berkeley, Los Angeles, and Sacramento as adopted. Other cities cap at 20/100 (statewide bridge path may still apply).
  • Lot under 3,500 sqft
    Small lot in an adopted city still scores 45/100 — ADU + condo conversion can pencil but is tight.
  • Baseline eligible lot
    Adopted city + workable lot starts at 70/100.
  • +10 utilities ready
    Separately metered or upgrade-ready utilities make the condo map far cleaner.
  • +10 if lot ≥ 6,000 sqft
    Room for a real ADU footprint, parking, and shared-area carve-outs.
  • +5 if ≥ 1 unit on site
    Existing primary residence is the anchor condo for the conversion.
  • Eligibility threshold ≥ 60
    Final AB1033 score capped at 100.
SB79Transit-oriented densityProposed transit-oriented housing law that materially raises allowable density and height within ½ mile of major transit.+
  • Must be inside ½-mile transit corridor
    Outside the corridor SB79 caps at 5/100. Inside, baseline is 75/100.
  • +15 if lot ≥ 5,000 sqft
    Enough footprint to actually capture the density bonus.
  • +10 if zoning is not 'Other'
    Residential, multi-family, or mixed-use zoning maps cleanly to TOD allowances.
  • Eligibility threshold ≥ 60
    Final SB79 score capped at 100.
CompositeComposite score + recommended pathWe weight the three legislative scores into a single 0–100 priority signal.+
  • Weights: SB9 40%, AB1033 35%, SB79 25%
    SB9 carries the most weight because it's statewide, by-right, and already in force. AB1033 is heavily city-dependent. SB79 is the highest-upside but most policy-dependent.
  • 75+ → high-priority site
    Recommend full feasibility and capital stack design.
  • 55–74 → strong candidate
    Run the free 48-hour feasibility.
  • 35–54 → moderate
    ADU(s) with optional condo conversion path.
  • Under 35 → hold & monitor
    Limited near-term density unlock.
Units & upliftUnit potential and value rangeHow we translate scores into a unit count and an indicative dollar range.+
  • SB9 ≥ 60 → up to 4 units
    Split + duplex pathway typically yields 4 homes on what was 1 single-family lot.
  • AB1033 ≥ 70 → up to 3 units
    Primary residence + ADU(s) sold as separate condos.
  • SB79 ≥ 75 → up to 6 units
    TOD density bonus inside the transit corridor.
  • Uplift = lot sqft × $600 × (new ÷ current units) × 35–60%
    Heuristic range only — illustrative, not a comp-based valuation. Real numbers come from the full feasibility.

Scoring rules reflect StrataX's working interpretation of SB9, AB1033, and SB79 as of 2026. Local ordinances, overlays, and pending amendments can shift outcomes — the full 48-hour feasibility re-runs every rule against jurisdiction-specific code.

This tool produces indicative scoring based on parcel inputs and California density legislation (SB9, AB1033, SB79). It is not a substitute for jurisdiction-specific underwriting, planning review, or legal advice. For a full 48-hour feasibility & ROI report, request access from StrataX Development.