SB 1211 for 6-unit apartment in Modesto
In Modesto, a 6-unit 6-unit apartment just became one of the highest-yield SB 1211 typologies — 7 new homes, ministerially approved. At Modesto's median rent of $1,500/mo, that's ~$126K in additional gross annual rent.
The Modesto scenario
The capital stack on a typical Modesto 6-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.
Modesto-specific note: Central Valley pricing.
Mid-size multifamily (5–8 unit) design playbook
This is SB 1211's sweet spot. A 6-unit existing building maxes out the 8-detached cap (or comes close), so design moves are about packing detached ADUs efficiently around the existing structure and converting underutilized parking.
Pro-forma snapshot
| Existing units | 6 |
| Detached ADUs (SB 1211) | 6 |
| Interior conversions | 1 |
| Total new units | 7 |
| Median 1BR rent in Modesto | $1,500/mo |
| Est. additional gross rent | $126K/yr |
| Estimated total project cost | ~$1,725K |
| Year-1 NOI estimate | ~$95K |
| Stabilized cap rate at cost | 5.5% |
| Replacement parking required | No (§66313) |
| Approval pathway | Ministerial · §66314 |
| Typical permit timeline in Modesto | 60-90 days |
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