SB 1211 for Triplex in Napa
In Napa, a 3-unit triplex just became one of the highest-yield SB 1211 typologies — 4 new homes, ministerially approved. At Napa's median rent of $2,400/mo, that's ~$115K in additional gross annual rent.
The Napa scenario
The capital stack on a typical Napa triplex 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.
Small multifamily (2–4 unit) design playbook
Small multifamily lots are usually constrained on width before they're constrained on count. With a 3-unit existing footprint, the binding constraint becomes side-yard setbacks (4 ft min) and the 18-ft height limit. Two-story stacked-flat ADUs over surface parking are the highest-yield typology.
Pro-forma snapshot
| Existing units | 3 |
| Detached ADUs (SB 1211) | 3 |
| Interior conversions | 1 |
| Total new units | 4 |
| Median 1BR rent in Napa | $2,400/mo |
| Est. additional gross rent | $115K/yr |
| Estimated total project cost | ~$1,075K |
| Year-1 NOI estimate | ~$86K |
| Stabilized cap rate at cost | 8.0% |
| Replacement parking required | No (§66313) |
| Approval pathway | Ministerial · §66314 |
| Typical permit timeline in Napa | 75-120 days |
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