3219, 3239, & 3249 Overland Ave

Highlights:

• Prime Westside Assemblage
• DDA + Highest Resource Area
• Three Contiguous Parcels
• Unentitled Land + 10-Units
• Market-Rate or LIHTC Execution

Description:

The LAAA Team of Marcus & Millichap and The Zacuto Group is pleased to present a rare, unentitled development opportunity in the Palms neighborhood of West Los Angeles, comprising three contiguous parcels totaling approximately 39,666 square feet (~0.91 acres). Zoned R3-1 and offered as a single combined site, the property includes two vacant lots and one improved parcel with a 10-unit rent-stabilized building. Its strategic Westside location, flexible zoning, and eligibility for a wide range of incentive programs make it an attractive candidate for large-scale market-rate or affordable housing development.

The site qualifies for multiple high-impact development pathways, including the City of Los Angeles’s Mixed-Income Incentive Program (MIIP), California’s State Density Bonus Law (SDBL) with AB 1287 enhancements, and SB 684’s ministerial approval process (applicable to the two vacant parcels). Each path offers a distinct mix of density potential, affordability requirements, and entitlement complexity—allowing developers to tailor the project to their financing strategy and business plan.

Further enhancing its viability, the site is designated as both a HUD Difficult Development Area (DDA) and a “Highest Resource” Area under the 2025 TCAC/HCD Opportunity Area Maps. These designations provide a 30% basis boost for LIHTC-eligible costs (DDA) and improved scoring competitiveness for 9% tax credits and other state funding programs (Highest Resource).

Developers may pursue one of four primary entitlement strategies:

1) By-Right: ~49 market-rate units, 3.0:1 FAR, standard discretionary entitlement process.

2) SDBL + AB 1287: Up to ~100 units (with 11% VLI + 15% Moderate Income set-asides), ~4.05:1 FAR, with waiver incentives and likely parking exemptions.

3) SB 684 (Vacant Lots Only): 10 units per vacant parcel (20 total), ministerial approval, no affordability requirement.

4) MIIP OC-2 / TOIA 1: Highest yield scenario—4.5:1 FAR and ~178,497 SF GFA, up to 6 stories, no parking required, with set-aside options of 12% VLI, 11% ELI, or 25% LI.

Located in a TOC Tier 2 area and a Low VMT zone, the property also benefits from eligibility for parking reductions and ministerial approval processes under AB 2097 and AB 2334. The site is being marketed unpriced via a Request for Offer process. Whether a developer is pursuing a high-density market-rate plan or a LIHTC-financed mixed-income project, this unified assemblage offers one of the most versatile and scalable infill opportunities on the Westside.

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