301 Grace Avenue
La Habra, CA 90631
A prime covered land play in North Orange County — 9,113 SF lot with a modest 800 SF bungalow and significant redevelopment potential under California's ADU and SB 9 housing laws.
Property Details & Title History
Identification & Jurisdiction
| Address | 301 Grace Ave, La Habra, CA 90631 |
| APN | 019-092-04 |
| Legal Description | Tract 715, Lot 13 |
| Municipality | City of La Habra, Orange County |
| Census Tract | 13.03 |
| Flood Zone | Outside 250-ft zone ✓ |
| School District | La Habra City / Fullerton Union HS |
Physical Characteristics
| Lot Dimensions | 47' × 151' (9,113 SF) |
| Structure | 1-Story SFR, 3 Bed / 2 Bath |
| Year Built | 1961 |
| Tax Records SF | 800 SF |
| MLS Records SF | 4,800 SF ⚠ Verify |
| Lot Shape | Rectangular, Flat |
| Buildable Footprint | ~3,922 SF (est.) |
Ownership & Title History
| Owner of Record | Vu Lam |
| Acquisition Date | November 6, 2018 |
| Deed Type | Grant Deed |
| 2018 Sale Price | $1,775,000 ⚠ Anomaly |
| Prior Sale (May 2018) | $1,375,000 |
| Conv. Loan (Mar 2024) | $1,030,000 (Banc of CA) |
| Private Lien (Oct 2025) | $400,000 |
| Total Recorded Liens | ~$1,430,000 ⚠ Exceeds AVM |
Zoning & Development Rights
| Zoning | R-1 (Single Family Residence) |
| Likely Sub-Zone | R-1b or R-1c |
| ADU Rights | Up to 1,200 SF detached (By-Right) |
| JADU Rights | Up to 500 SF within structure |
| SB 9 Eligibility | Duplex / Lot Split eligible |
| Frontage | 47' (below 60' standard) |
| Entitlement Path | Ministerial (streamlined) |
| Walkability | 81 / 100 (Very Walkable) |
Development Scenarios
Five highest-and-best-use scenarios evaluated across ROI, risk, timeline, and capital requirements. All figures are illustrative — verify independently.
Remodel + ADU
Optimal risk-adjusted strategy
Renovate the existing 800 SF home and add a new 1,200 SF detached ADU. Lowest capital requirement, fastest timeline, and ministerial approval pathway.
Cost Breakdown
ROI Comparison (%)
Scenario Scoring Radar
- Remodel+ADU
- SB9 4-Unit
Valuation & Income Analysis
Assessed Value Breakdown
Rental Yield by Scenario
Recent Comparable Sales
| Address | Bed/Bath | SF | Sale Price | $/SF |
|---|---|---|---|---|
| 630 La Presa Dr | 3/2 | 1,522 | $925,000 | $607 |
| 710 S Rosecrest Ave | 3/2 | 1,400 | $867,000 | $619 |
| 1230 Sunbird Ave | 3/3 | 1,924 | $1,250,000 | $650 |
| 301 Grace Ave (AVM) | 3/2 | 800 | $977,200 | $1222 |
⚠ Important Disclaimer: All valuations, financial figures, timelines, and projections presented on this page are illustrative only and have not been independently verified. Prospective buyers and investors must conduct independent due diligence and consult with licensed real estate, legal, tax, and financial professionals before making any decisions. Rental income, ROI, and yield figures are estimates based on current market data and are subject to change.
La Habra Market Analysis
Neighborhood Scores
La Habra Median Sale Price Trend ($K)
Location Highlights
R-1 Zone Standards
| Zone | Min Lot | Min Floor | Front | Side |
|---|---|---|---|---|
| R-1a | 10,000 SF | 1,500 SF | 25 ft | 5 ft |
| R-1b ★ | 7,200 SF | 1,200 SF | 25 ft | 5 ft |
| R-1c ★ | 5,500 SF | 1,000 SF | 20 ft | 5 ft |
★ Subject property (9,113 SF) likely qualifies as R-1b or R-1c
ADU Regulations (2026)
| Detached ADU Max | 1,200 SF |
| Junior ADU (JADU) | 500 SF (within structure) |
| Parking Required | 0 spaces (near transit) |
| Setbacks | 4 ft (reduced) |
| Approval Process | Ministerial (60-day max) |
| Height | 16–18 ft standard |
| School Fees | Exempt ≤ 500 SF |
Construction Cost Ranges (OC, 2026)
| New Construction (Basic) | $200–$300/SF |
| Standard Quality | $300–$400/SF |
| Standard ADU | $200–$300/SF |
| Prefab ADU | $150–$250/SF |
| Full Remodel | $150–$250/SF |
| Permits & Fees | 3–5% of construction |
| Contingency | 10–15% recommended |
6-Week Auction Strategy
Preparation & Narrative Building
Drone photography emphasizing 151-ft lot depth and proximity to Old Reservoir Park. Pre-verify $1.4M+ in recorded liens for clear title transfer. Target personas: infill developers, SB 9 investors, buy-and-hold family investors.
Global Outreach & Digital Blitz
Targeted Facebook/Instagram ads for 'Development Opportunity' keywords. Listings on Ten-X or Hubzu. Value hook: 'Unlock 4,800 sq. ft. potential on a 9,000+ sq. ft. Orange County lot.' Out-of-area capital outreach.
Auction Week & Closing
Online-only or Hybrid (Live + Online) format to capture out-of-area capital. Reserve strategy: $899K–$950K to stimulate competitive bidding, targeting $977K+ AVM. Buyer's Premium: 3–5% disclosed upfront.
Auction Parameters
| Format | Online / Hybrid |
| Target Date | 6 weeks from listing |
| Reserve Range | $899,000 – $950,000 |
| AVM Target | $977,200+ |
| Buyer's Premium | 3–5% (disclosed upfront) |
| Deposit Required | 5–10% at registration |
| Due Diligence Period | Pre-auction (docs available) |
| Closing Timeline | 30–45 days post-auction |
Target Buyer Personas
Risk Assessment
Lien Encumbrance
HIGHTotal recorded liens (~$1.43M) exceed current AVM ($977K). Title must be cleared before closing. Verify with title company.
Sale Price Anomaly
HIGH2018 recorded sale price of $1,775,000 is inconsistent with market data. Prior arm's-length sale was $1,375,000.
MLS SF Discrepancy
MEDIUMTax records show 800 SF while MLS records indicate 4,800 SF. This 6x discrepancy requires physical verification.
47-ft Frontage
MEDIUMLot frontage is below the 60-ft standard for R-1 zones, which may limit certain development configurations.
Construction Cost Escalation
LOWOC construction costs have risen 8–12% annually. Budget contingency of 15% is recommended.
Entitlement Timeline
LOWWhile ADU/SB9 paths are ministerial, delays in permit processing can extend timelines by 2–4 months.
Get In Touch
Register your interest in 301 Grace Avenue to receive the full due diligence package, financial model, and auction registration details. Our listing broker will contact you within one business day.