SB 1211 for 32-unit apartment in Escondido
In Escondido, a 32-unit 32-unit apartment just became one of the highest-yield SB 1211 typologies — 16 new homes, ministerially approved. At Escondido's median rent of $2,200/mo, that's ~$422K in additional gross annual rent.
The Escondido scenario
The capital stack on a typical Escondido 32-unit apartment project: existing equity (the lot itself, owned outright in many cases), construction loan against the new ADU appraised value, refi at completion against the stabilized rent roll.
Escondido watch: North County San Diego.
Large multifamily (10+ unit) design playbook
A 32-unit complex is capped at 8 detached ADUs by statute, so the play shifts toward interior conversions: max(1, ⌊units × 25%⌋) = 8 additional units carved from common rooms, oversized lobbies, basement storage, or laundry rooms.
Pro-forma snapshot
| Existing units | 32 |
| Detached ADUs (SB 1211) | 8 |
| Interior conversions | 8 |
| Total new units | 16 |
| Median 1BR rent in Escondido | $2,200/mo |
| Est. additional gross rent | $422K/yr |
| Estimated total project cost | ~$3,226K |
| Year-1 NOI estimate | ~$317K |
| Stabilized cap rate at cost | 9.8% |
| Replacement parking required | No (§66313) |
| Approval pathway | Ministerial · §66314 |
| Typical permit timeline in Escondido | 75-115 days |
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