Arrival · The Eight Eighty-Five Duo
Eight Eighty-Five Duo
A spacious two-bedroom L-shaped home with an open great room. Room for a dining table, a real sofa, and life to happen.
All-Inclusive Price*
$399,000
From, With $0 Down*
≈ $2,450/mo
*Includes a permitting budget, not final permit costs. Permits and property-specific site work (septic, retaining walls, etc.) vary by property and are confirmed in your feasibility study.
The Numbers
The whole spec sheet, one glance.
- Square Feet
- 885
- Bedrooms
- 2
- Bathrooms
- 1
- Layout
- L-Shaped
- Footprint
- 40 ft × 34 ft (approx.)
- Build Timeline
- 6 months
- All-Inclusive Price*
- $399,000
885
square feet
2
bedrooms
1
bathroom
$2,450
est. payment / mo, $0 down*
*Interest-only at a current average home equity line of credit rate, $0 down, since most ADU buyers finance against equity in their existing home rather than a traditional purchase mortgage. Planning estimate, not a lender quote; your actual rate depends on your lender and credit.
Timeline runs from contract through delivery. Local permitting timelines vary by jurisdiction and are confirmed in your feasibility study.
*Includes a permitting budget, not final permit costs. Permits and property-specific site work (septic, retaining walls, etc.) vary by property and are confirmed in your feasibility study.
Walkthrough
Step inside.
Room by room through the Eight Eighty-Five Duo. Tap any photo in the gallery above to view it full screen.
Walkthrough · Living
A living space that earns the name.
The heart of the Eight Eighty-Five Duo: room for a real sofa, a place to eat, and full-size windows.
Walkthrough · Kitchen
A full kitchen, not a kitchenette.
Custom cabinets, full-size appliances and real counter space, all included in the price.
Walkthrough · Bedroom
2 true bedrooms.
Real bedrooms with closet storage, so everyone gets a door to close.
Walkthrough · Bath
A full bath, factory finished.
Fixtures and finish work completed on our factory floor and inspected before delivery.
Walkthrough · Entry
The entry and deck, installed.
Your home lands with its entrance, steps and deck handled by our crew, ready to walk in.
Gallery
See more of this model.
Rendered views of this model, shown at catalog spec. Some imagery is enhanced with AI tools; real project photography is on its way as new builds complete.
The Plan
L-Shaped · 885 ft²
40 ft overall (approx.)
34 ft deep (approx.)
- 01 · Great Room
- An open great room with space for a dining table and a real sofa.
- 02 · Kitchen
- Full kitchen with custom cabinets and appliances, all included. Custom cabinets and full-size appliances, installed and tested at the factory, not a shell you furnish yourself.
- 03 · Bath
- Full bathroom between the bedrooms. Fixtures and finish work are completed and inspected on our factory floor before delivery.
- 04 · Bedroom 1
- First bedroom along the main wing. Room for a real bed and dresser, not a loft or a sleeping nook.
- 05 · Bedroom 2
- Second bedroom at the quiet end of the plan. Room for a real bed and dresser, not a loft or a sleeping nook.
- 06 · Courtyard
- The L shelters a private outdoor corner. An open-air space between the home's wings, not enclosed interior square footage.
- 07 · Enclosed Eaves
- Eave detailing along the roofline, enclosed as part of the factory build. It's not shown here since it's a roof-level detail, not a room.
Plate 04 · Floor Plan
Eight Eighty-Five Duo · 2 Bed · 1 Bath
Best for: Comfortable family living, multigenerational households.
Simplified floor plan, not to scale. Exact dimensions, window and door placement, and how the home sits on your lot are confirmed in your feasibility study.
The Styles
Pick the finish that fits your home.
Every model comes in three exterior styles. Drag the handle, or focus it and use your arrow keys.
Standard · Included
Classic Craftsman
Warm woods, tapered columns, deep eaves. The default that fits any neighborhood.
Upgrade
Urban Farmhouse
Black trim, gabled roof, board & batten siding. Modern but warm.
Premium Upgrade
Ultra Modern
Flat roof, floor-to-ceiling glass, integrated decks. Architect-level finish.
Upgrade pricing varies by model and is itemized in your feasibility study and the ADU Designer.
The Investment
What it could earn.
Beyond the rent check, an ADU is one of the few home improvements that can meaningfully raise how much home equity you have to borrow against later.
- Est. Monthly Rent
- $3,340
- Monthly Net Cash Flow
- $2,337
- Value Added to Property
- $458,850
- Cash-on-Cash Return
- 7.0%
Estimates for planning only, not financial advice. Rent is based on federal Fair Market Rent data for your bedroom count, averaged across our service area, not a guarantee for your specific address; net assumes 5% vacancy, 8% maintenance, property tax at 1.25% and insurance at 0.5% of ADU cost; an ADU is assumed to add ~115% of its cost to property value (California average). For context: California homes with an ADU carried a median appraised value of $1,064,000 in 2023 versus $715,000 for comparable homes without one, per Federal Housing Finance Agency data, not a guarantee any specific property gains that much.
Customize in the calculator →Adjust The Payment
Modeling a traditional purchase-style loan instead of the $0-down estimate above? Play with your own down payment, rate, and term here.
Principal and interest only. Taxes, insurance, and your lender's exact rate vary.
Included
The $399,000 covers all of this.
01 Permitting Budget & Paperwork
A budgeted allowance for permit fees, plus our team handling the full application and city submission. Permit fees are set by each city and county, so the exact cost is confirmed during your feasibility study.
02 Plans: Site Plan & Title 24
The site plan showing exactly where your ADU sits on the lot, plus the Title 24 energy compliance report California requires for permitting. Both are prepared and submitted as part of your project.
03 Project Management
A single point of contact coordinating your project from contract through delivery, so you're not chasing subcontractors or managing a schedule yourself.
04 The Unit & All Finish Work
The complete factory-built home itself, with interior finish work, flooring, paint, trim, and fixtures, completed and inspected before it ever leaves the factory floor.
05 Foundation Work
The foundation your home sits on once it arrives on-site, confirmed for your specific property and soil conditions during your feasibility study.
06 Appliances & Custom Cabinets
A full kitchen with custom cabinets and major appliances installed and tested at the factory, not a shell you have to furnish yourself.
07 Crane Delivery & Truck Transportation
Your finished home transported by truck and set onto the foundation by crane, arriving essentially complete instead of being built on-site over months.
08 Entrance, Deck & Installation
The entrance steps and deck installed by our crew after crane-set, so the home is ready to walk into, not a bare unit missing its entry.
09 Status Updates via Text & Email
Progress updates sent to your phone and inbox as your home moves through permitting, the factory floor, and delivery, so you always know where things stand.
No surprise change orders on the build itself. Your price includes a permitting budget, but permit costs are set by each city and county, so they are confirmed in your feasibility study, along with any property-specific site work like septic upgrades or retaining walls.
Compare Nearby
Other homes near this size and price.
945 ft² · L-Shaped
Nine Forty-FiveDuo
$419,000 all-in
≈ $2,550/mo with $0 down*
749 ft² · L-Shaped
Seven Forty-Nine
$369,000 all-in
≈ $2,250/mo with $0 down*
885 ft² · L-Shaped
Eight Eighty-FiveDuo Plus
$429,000 all-in
≈ $2,600/mo with $0 down*
*Includes a permitting budget, not final permit costs. Permits and property-specific site work (septic, retaining walls, etc.) vary by property and are confirmed in your feasibility study.
Ready When You Are
Could the Eight Eighty-Five Duo fit your yard?
Our team will pull your property records and tell you straight in about 30 minutes, free. Building more than one? Let us know below, we offer better pricing at volume.
- Free, no obligation: nothing to sign or pay
- A real answer in about 30 minutes, not days of back and forth
- Confirms your specific lot and city allow an ADU before you spend a dime
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“My first telephone conversation with Cathy (Owner) was one of the best, positive and kind discussions. She was thinking outside of the box and provided a possible solution like a family member. Thank you.”
Vijay Kumar
on Google