SB 1211 for 12-unit apartment in Napa
In Napa, a 12-unit 12-unit apartment just became one of the highest-yield SB 1211 typologies — 11 new homes, ministerially approved. At Napa's median rent of $2,400/mo, that's ~$317K in additional gross annual rent.
The Napa scenario
The capital stack on a typical Napa 12-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.
Napa-specific note: Ag preserve does not restrict ADUs in residential zones.
Large multifamily (10+ unit) design playbook
A 12-unit complex is capped at 8 detached ADUs by statute, so the play shifts toward interior conversions: max(1, ⌊units × 25%⌋) = 3 additional units carved from common rooms, oversized lobbies, basement storage, or laundry rooms.
Pro-forma snapshot
| Existing units | 12 |
| Detached ADUs (SB 1211) | 8 |
| Interior conversions | 3 |
| Total new units | 11 |
| Median 1BR rent in Napa | $2,400/mo |
| Est. additional gross rent | $317K/yr |
| Estimated total project cost | ~$2,218K |
| Year-1 NOI estimate | ~$238K |
| Stabilized cap rate at cost | 10.7% |
| Replacement parking required | No (§66313) |
| Approval pathway | Ministerial · §66314 |
| Typical permit timeline in Napa | 75-120 days |
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