{
  "status": "published",
  "preparedOn": "2026-10-26",
  "counts": [
    {
      "existingUnits": 4,
      "detachedCeiling": 4,
      "convertedCeiling": 1,
      "combinedIllustration": 5
    },
    {
      "existingUnits": 6,
      "detachedCeiling": 6,
      "convertedCeiling": 1,
      "combinedIllustration": 7
    },
    {
      "existingUnits": 8,
      "detachedCeiling": 8,
      "convertedCeiling": 2,
      "combinedIllustration": 10
    },
    {
      "existingUnits": 10,
      "detachedCeiling": 8,
      "convertedCeiling": 2,
      "combinedIllustration": 10
    }
  ],
  "countScope": "Illustrative state detached-plus-converted count ceilings for an existing, verified multifamily building; not parcel feasibility or permit approvals. Attached units excluded.",
  "production": {
    "source": "SF Planning, 2025 Housing Inventory, Table 9, printed page 22",
    "url": "https://sfplanning.org/sites/default/files/resources/2026-04/2025_Housing_Inventory.pdf",
    "units": "Completed or legalized ADUs, all programs and building types; not newly built detached multifamily ADUs only",
    "rows": [
      {
        "year": 2021,
        "completedOrLegalized": 330
      },
      {
        "year": 2022,
        "completedOrLegalized": 300
      },
      {
        "year": 2023,
        "completedOrLegalized": 266
      },
      {
        "year": 2024,
        "completedOrLegalized": 235
      },
      {
        "year": 2025,
        "completedOrLegalized": 223
      }
    ]
  },
  "marketContext": {
    "source": "NAI NorCal October 2026 report, citing CoStar",
    "url": "https://nainorcal.com/san-francisco-october-2026-report/",
    "coverage": "Provider-defined San Francisco market including Peninsula submarkets; not an SF-city-only or ADU-specific rental series",
    "reportedPeriod": "October 2026 report; underlying observation cut-off unspecified",
    "vacancyPct": 3.4,
    "askingRentYoYPct": 12.6,
    "averageAskingRent": 3786,
    "qualitySegments": [
      {
        "segment": "1 & 2 Star",
        "askingRent": 2663
      },
      {
        "segment": "3 Star",
        "askingRent": 3642
      },
      {
        "segment": "4 & 5 Star",
        "askingRent": 4944
      }
    ]
  },
  "illustrativeBudget": {
    "construction": 700000,
    "designEngineering": 90000,
    "permitAndUtilityAllowance": 50000,
    "contingency": 70000,
    "carryingAndLeaseUp": 40000
  },
  "illustrativeScenarios": [
    {
      "label": "Base",
      "newUnits": 2,
      "monthlyRentPerUnit": 3500,
      "totalCost": 950000,
      "annualScheduledRent": 84000,
      "vacancyAllowance": 4200.0,
      "operatingExpenseBudget": 27930.0,
      "incrementalNoi": 51870.0,
      "yieldOnCostPct": 5.46,
      "illustrativeValueAt5_5Pct": 943090.9090909091
    },
    {
      "label": "Rent −10%",
      "newUnits": 2,
      "monthlyRentPerUnit": 3150,
      "totalCost": 950000,
      "annualScheduledRent": 75600,
      "vacancyAllowance": 3780.0,
      "operatingExpenseBudget": 25137.0,
      "incrementalNoi": 46683.0,
      "yieldOnCostPct": 4.914000000000001,
      "illustrativeValueAt5_5Pct": 848781.8181818182
    },
    {
      "label": "Cost +20%",
      "newUnits": 2,
      "monthlyRentPerUnit": 3500,
      "totalCost": 1140000,
      "annualScheduledRent": 84000,
      "vacancyAllowance": 4200.0,
      "operatingExpenseBudget": 27930.0,
      "incrementalNoi": 51870.0,
      "yieldOnCostPct": 4.55,
      "illustrativeValueAt5_5Pct": 943090.9090909091
    },
    {
      "label": "Both",
      "newUnits": 2,
      "monthlyRentPerUnit": 3150,
      "totalCost": 1140000,
      "annualScheduledRent": 75600,
      "vacancyAllowance": 3780.0,
      "operatingExpenseBudget": 25137.0,
      "incrementalNoi": 46683.0,
      "yieldOnCostPct": 4.095,
      "illustrativeValueAt5_5Pct": 848781.8181818182
    }
  ],
  "feeBoundary": {
    "source": "HCD March 2026 ADU Handbook, pages 22 and 46; state impact-fee exemption inclusive of 750 square feet",
    "impactFeeExemptUpToInteriorSqft": 750,
    "schoolFeeExemptionStrictlyBelowSqft": 500,
    "notAllPermitOrUtilityFeesExempt": true
  },
  "checkedOn": "2026-10-26",
  "sourceDiscrepancies": [
    "SF Planning bulletin says smaller than 750 square feet; HCD March 2026 guidance says 750 or less. This article uses the current state boundary.",
    "SF bulletin says attached cannot combine; HCD March 2026 guidance says a section 66314 ADU must be allowed in addition to section 66323 units. Confirm the actual proposed program combination with Planning; model does not include an attached extra."
  ]
}