1,836-2,079 SF House Sizes Expansive Views Entitlements for 20 Residential Lots Previously Graded Entitled for 14 Detached Lots, 6 Townhome Units ASKING PRICE: $1,295,000 Monterey Heights Elementary School Lemon Grove Park MT VERNON ST DOWNTOWN SAN DIEGO LEMON GROVE AVE Mt. Vernon Elementary School Liberty Charter High School Lemon Grove Middle School SUBJECT PROPERTY BROADWAY CAMINO DE LAS PALMAS TROY ST
PAGE CONTENT 3 AERIALS 7 LOCATION MAP 8 PHOTOS 9 PROPERTY INFO 10 DOCUMENT LINKS 11 IMPROVEMENT COSTS 12 IMPACT FEES 13 ARCHITECTURE 14 TENTATIVE MAP 15 PLAT MAP 16 MARKET INFORMATION & PRICING ANALYSIS TROY ST No warranty or representation is made to the accuracy of the foregoing information. Terms of sale, lease and availability are subject to change or withdrawal without notice. 2
AERIALS CAMINO DE LAS PALMAS TROY ST SUBJECT PROPERTY 3
AERIALS TROY ST SUBJECT PROPERTY 4
AERIALS SAN DIEGO Avondale Elementary School Mt. Miguel High School CAMINO DE LAS PALMAS Liberty Charter High School Mt Vernon Elementary School SUBJECT PROPERTY SWEETWATER RD TROY ST 5
AERIALS Lake Murray SUBJECT PROPERTY TROY ST SWEETWATER RD 6
LOCATION MAP NORMAL HEIGHTS Mission Trails Regional Park LA MESA EL CAJON NORTH PARK LEMON GROVE SUBJECT PROPERTY Lincoln St Golden Ave Crane St SUBJECT PROPERTY Troy St Palm St Palm St Valencia St Camino De Las Palmas Sweetwater Rd 7
PROPERTY PHOTOS 8
PROPERTY INFO Location: Located on the southwest corner of Palm Street and Camino de las Palmas in Lemon Grove. Approximately.1 of a mile west of Interstate 125 and less than a mile south of Interstate 94, this site will provide commuters with quick, convenient access to all of San Diego County. Only 10.5 miles from downtown San Diego. Jurisdiction: County of San Diego City of Lemon Grove APN #: 503-252-42-00 Acreage: Topography: Zoning: 2.06 Acres Generally Flat RM (Residential Medium Density) General Plan: Density: Lot Coverage: 24% Lot Size: House Sizes: Impact Fees: RLM (Residential Low Medium) 9.71 DU/Ac 1,330 SF to 11,237 SF 1,836 SF - 2,079 SF Approximately $27,193 per lot (includes a 5% contingency) Site Improvements: $77,230 per lot with 10% contingency (includes a 10% contingency) School District: Lemon Grove School District Lemon Grove Elementary Lemon Grove Middle School Monterey Heights High School Services: Water Helix Water District Sewer Lemon Grove Sanitation Dist. Gas/Electricity SDG&E Fire Heartland Fire Dept. Police Lemon Grove Police-Sheriffs Dept. Asking Price: $1,295,000 9
DOCUMENT LINKS CLICK TO VIEW DOCUMENT LINKS ACOUSTICAL REPORT PHASE I ENVIRONMENTAL SITE ASSESSMENT CONCEPT LANDSCAPE PLANS PRELIMINARY GRADING PLAN CONCEPT SITE PLAN, ELEVATIONS & FLOOR PLANS PRELIMINARY GRADING PLAN PG 2 CONDITIONS OF APPROVAL PRELIMINARY TITLE REPORT GEOTECHNICAL REPORT SIMULATED HYDRANT FLOW TEST GEOTECHNICAL UPDATE LETTER SITE DEVELOPMENT FEES AND PERMITS LANDSCAPE COSTS ESTIMATES TENTATIVE MAP & PRELIMINARY GRADING PLAN LIMITED PHASE II ENVIRONMENTAL SOIL EVALUATION VISTA AZUL TRIP GENERATION ANALYSIS NOTICE OF DETERMINATION 10
IMPROVEMENT COSTS Vista Azul-Lemon Grove, CA Site Development Estimates Site Development Description Estimated Cost Per Unit Cost Erosion Control 21,919 1,096 Grading and Site Prep 147,955 7,398 BID Dirt Export/Import 49,875 2,494 BID* Storm Drain 22,505 1,125 BID Brow Ditch 19,484 974 BID Sewer 86,604 4,330 BID Concrete Staircase 5,170 259 BID Water 95,673 4,784 BID Curb Gutter 31,242 1,562 BID Sidewalk/Drive Approach 19,070 954 BID Paving 32,690 1,635 EPI Dry Utilities/Joint Trench 84,000 4,200 EPI Street Lights 4,500 225 Signs/Striping 1,000 50 Bioretention 74,000 3,700 Common Area Landscaping 230,963 11,548 DDS&GA Sound Wall 32,310 1,616 Retaining Walls 95,675 4,784 Segmented Walls 43,545 2,177 BID Subtotal Before Contingency 306,000 15,300 EPI 10% Site Development Contingency 1,404,180 70,209 Total Site Development 140,418 7,021 1,544,598 77,230 11
IMPACT FEES Vista Azul Fee Estimate Fees & Permits Estimated Cost Per Unit Cost City/County Inspection Fees 25,000 1,250 City/County Final Map Fees 10,000 500 RTCIP Fee 48,083 2,404 Utility Deposits 66,800 3,340 Utility Reimbursements (57,700) (2,885) Park Fee 18,000 900 Sewer Connection Fees 20,000 1,000 Water Connection Fees 136,840 6,842 SDCWA Fee 104,800 5,240 One Inch Irrigation Meter 19,787 989 School Fees 126,353 6,318 Subtotal Before Contingency 517,963 25,898 5% Contingency 25,898 1,295 Total Fees 543,861 27,193 12
CLICK HERE TO VIEW ELEVATIONS & FLOOR PLANS ARCHITECTURE 13
TENTATIVE MAP 14
PLAT MAP 15
MARKET INFORMATION & PRICING ANALYSIS NEW HOME SALES COMPARABLES Project Builder Master Open Product Typical Min Unit Max Unit Min Max Total Units Total Units Total Name Name City Plan Date Type Lot Size Size Size Price Price Planned Sold Remaining Park Avenue Row Homes DP Homes El Cajon - 11/12/2016 Attached - 1,790 1,954 $442,900 $469,900 103 65 38 Mary Street Homes DP Homes El Cajon - 10/22/2016 Detached 4,000 1,300 1,860 $459,900 $524,900 16 13 3 Magnolia Trails KB Home El Cajon - 12/9/2015 Detached 4042 2,292 2,292 $577,634 $599,990 44 42 2 Boulder Point KB Home Lakeside - 5/9/2015 Attached - 1465 1748 $420,990 $505,131 132 131 1 Ridgeline KB Home Lakeside - 5/30/2015 Detached 3,000 1836 2076 $546,825 $589,990 52 50 2 Prospect Fields KB Home Santee - 6/1/2017 Detached 4,000 1,904 2,221 $634,150 $654,990 75 50 25 River Village KB Home Santee - 2/23/2017 Detached 6,800 2,210 2,850 $699,325 $715,330 82 45 37 Lake Ridge Pardee Homes Santee Weston 12/16/2017 Detached - 2,396 3,743 $710,000 $775,000 129 15 114 Sandstone Pardee Homes Santee Weston 12/16/2017 Detached - 2,311 2,599 $640,000 $665,000 81 8 73 Prism TRI Pointe Homes Santee Weston 12/16/2017 Detached 3,000 1,789 2,147 $595,900 $633,745 142 9 133 RESALE HOME COMPARABLES CMA Summary Report RESIDENTIAL Summary Statistics High Low Average Median LP:$779,000 $749,000 $761,500 $759,000 SP:$770,000 $740,000 $754,250 $753,500 RESIDENTIAL - Sold Number of Properties: 4 Num MLS # Status Style FllAdd ZipArea Beds TotB COEDate LotSFApx EstSF DOM LP PrcSqft SP PrcSqft 1 170004542 SOLD DET 7348 Orien LA MESA (91941) 4 3 3/3/2017 3,790 2,669 17 $699,000 - $749,000 $280.63 $740,000 $277.26 2 170040279 SOLD DET 7364 Orien Ave LA MESA (91941) 4 3 9/1/2017 3,577 2,530 8 $729,000 - $749,000 $296.05 $742,000 $293.28 3 170056624 SOLD DET 7334 Orien Ave LA MESA (91941) 4 3 1/2/2018 4,101 2,530 31 $749,000 - $769,000 $303.95 $765,000 $302.37 4 170033032 SOLD DET 7338 Orien Ave LA MESA (91941) 4 3 8/18/2017 4,006 2,530 11 $749,000 - $779,000 $307.91 $770,000 $304.35 Avg 4 3 3868 2564 16 $761,500 $297.14 $754,250 $294.32 Min 4 3 3577 2530 8 $749,000 $280.63 $740,000 $277.26 Max 4 3 4101 2669 31 $779,000 $307.91 $770,000 $304.35 Med 4 3 3898 2530 14 $759,000 $300.00 $753,500 $297.83 16
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