favorites

We are pleased to present the exclusive listing 3123 Livonia Avenue, a prime 12,866 SF development site in the Palms neighborhood of West Los Angeles, located steps from the Robertson and National intersection at the gateway to Culver City and the Westside .The current vacant property offers a high-density redevelopment opportunity under Los Angeles' most advantageous housing incentive frameworks, including the Mixed-Income Incentive Program (MIIP) in combination with CHIP. This structure allows developers to significantly increase unit density, deliver a modern mixed-income apartment project, and benefit from zero parking requirements, substantially improving design efficiency and project economics. As a conceptual planning guide only, a MIIP + CHIP scenario may support approximately 12-13 units per residential floor. This assumes a gross floor plate is approximately 8,000 SF with net rentable roughly 6,400 SF per floor after reducing for hallways, staircases, etc. The first floor includes lobby area, trash room, and mail room; thus, reducing yield by roughly two units. Under this framework, total unit count could approximate 8289 units, with a potential mix of ~90% micro units and ~10% small three-bedroom units, while dedicating only a limited portion of units to affordability. Buyers should rely on their own independent analysis and expertise. Given the site's prime West LA location, proximity to transit, employment, and lifestyle amenities, MIIP + CHIP represents a best-in-class development strategy for capturing strong Westside rental demand while maximizing density and long-term value. AHIP/CHIP remains an alternative pathway for fully affordable projects, though the property's market fundamentals strongly favor a mixed-income, market-driven approach. Notable incentives include but not limited to: Unlimited Density. 45% increase in FAR, making it 4.35. 22 feet/2 story height increase to 67 feet, which can be further increased to 7 stories if 10% of the units are 3 bedrooms. Seven stories is the optimal approach. Affordability: 12% of the total units need to be ELI (Extremely Low Income). Additional incentives are available, such as reduced setbacks and common open space.

37.59 Acres with Direct I-40 Frontage – Needles, CA Exceptional opportunity to acquire approximately 37.59 acres (1,637,420 sq ft) positioned directly along the I-40 corridor in Needles, CA. This parcel offers significant freeway visibility and exposure at a primary gateway into the city. Surrounded by established industrial and commercial uses, the property features elevated desert plateaus and natural terrain with expansive views across the Colorado River valley. Utilities are reported nearby (buyer to verify). Currently designated Open Space, the parcel has been identified within the City of Needles planning framework for potential future commercial transition (buyer to independently confirm zoning, access, and development requirements). With strong traffic counts along I-40 and proximity to Arizona and Nevada corridors, this property presents a compelling opportunity for investors, developers, or long-term land holders seeking strategic freeway frontage. Buyer to verify all information to their satisfaction.

Nice flat, rectangular lot for buyer to either build up to fourteen (14) residential units, or a smaller development if desired. Very close to the large retail in town, i.e. Target, Costco and the new Sprouts market. Only two blocks to the freeway entrance and only one block to Sunnymead Park for little league, etc. Seller already has a conceptual site plan for fourteen units (six duplexes and two single family homes) or perhaps build one or two homes and have the rest of the land as elbow room. Buyer to verify all as needed with the city, et al.

Owner will carry with Any credit OK An equestrian property, 20 Acres surrounded by beautiful mountain and desert views. The Convenience of country living makes these parcel ideal and yet surrounded by nature. Close to Lake LA. Address is just approximate. Stakes at corners are there to just give an idea (Not survey marks) We have many others

Owner will carry with Any credit OK An equestrian property, 1 Acres surrounded by beautiful mountain and desert views. The Convenience of country living makes these parcel ideal and yet surrounded by nature. on paved Rd with power at street Close to Lake I-14fwy Address is just approximate. Stakes at corners are there to just give an idea (Not survey marks) We have many others

Rural 2.5-acre parcel in West Lancaster – Level and fully buildable with easy access to the 14 freeway. This property offers a great opportunity as an investment parcel or the perfect spot to build your home and enjoy peaceful country living.

Permits have been paid for and pulled by Seller, allowing Buyer to begin construction immediately upon close of escrow. Welcome to "The Brentwood Observatory," an exceptional opportunity to develop a roughly 8,500 sq ft organic modern estate on an ultra-private promontory along one of Brentwood's most coveted streets. Enjoy unobstructed jetliner views of Downtown LA, Century City, the Getty, the Pacific Ocean, and surrounding mountains. The main house, shoring, retaining wall, and demolition permits have been issued. Pool RTI is anticipated by March 15, 2026 and will be delivered prior to closing. Buyers can bypass years of LADBS approvals and move straight into construction. The property offers exceptional privacy on a promontory view lot. With recent notable sold comps exceeding $20,000,000+, along with recent $20,000,000-$40,000,000 inventory blocks away, this offering presents strong upside for developers or owner-users alike. Moments from Brentwood's top dining, retail, trails, and schools.

Perched on a scenic Lake Elsinore hillside, this 1.15-acre lot captures wide-open views overlooking the Lake Elsinore Outlets and the surrounding valley. A rare opportunity to create a custom hillside residence with a view backdrop—while also offering the space and terrain that may be ideal for agricultural possibilities. Beyond homebuilding potential, the acreage lends itself to creative land use such as a micro-vineyard, boutique orchard, or terraced garden concept (buyer to verify feasibility). Enjoy a sense of privacy and elevation while staying close to shopping, dining, and convenient access around town. Bring your vision—build, plant, and cultivate something special in a location that combines views, space, and everyday convenience. Buyer to verify zoning, utilities, permits, and all development/agricultural uses with the appropriate agencies.

Opportunity awaits with this 2.5-acre parcel in the highly sought-after Panorama Heights area of Joshua Tree. Surrounded by wide-open desert landscapes and panoramic views, this property offers the perfect balance of privacy, natural beauty, and accessibility. Enjoy peaceful seclusion while still being just a short drive to local amenities. Power is located across the street, and water is reported to be nearby on Sunfair Rd per Joshua Basin Water District (buyer to verify availability, capacity, and connection requirements). The property’s location makes it ideal for a future custom home, desert retreat, investment hold, or weekend getaway basecamp. Conveniently situated near Joshua Tree National Park, Sunfair Dry Lake Bed, and the shops, dining, and art scene of Joshua Tree Village, this parcel provides both recreational access and everyday convenience. Whether you envision building now or securing land for the future, this property offers flexibility and potential in one of the High Desert’s most desirable pockets. Lot lines shown in photos are approximate. Buyer to verify zoning, utilities, boundaries, access, and all aspects of the property to their satisfaction.