SB 1211 for 12-unit apartment in Orange
In Orange, a 12-unit 12-unit apartment just became one of the highest-yield SB 1211 typologies — 11 new homes, ministerially approved. At Orange's median rent of $2,500/mo, that's ~$330K in additional gross annual rent.
The Orange scenario
The capital stack on a typical Orange 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.
Orange watch: Old town small-multifamily stock.
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 Orange | $2,500/mo |
| Est. additional gross rent | $330K/yr |
| Estimated total project cost | ~$2,218K |
| Year-1 NOI estimate | ~$248K |
| Stabilized cap rate at cost | 11.2% |
| Replacement parking required | No (§66313) |
| Approval pathway | Ministerial · §66314 |
| Typical permit timeline in Orange | 75-120 days |
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