811 Garland Ave, Los Angeles, CA 90017, USA
INVESTMENT OVERVIEW
This 8,115.8 SF RC-5 / CW-U / Height District 6 zoned lot will be delivered with Ready-to-Issue (RTI) permits for a thoughtfully designed 5-story multi-family development totaling 69 residential units, comprised of 21 studios, 46 one-bedroom, and 2 two-bedroom unis. The compact unit mix—ranging from approximately 270 to 350 SF—caters perfectly to today’s urban renters seeking affordability, functionality, and a prime Downtown LA location.
Situated in the City West area of Downtown Los Angeles, this Tier 3 Transit Oriented Communities (TOC) site sits within walking distance of major employment centers, Metro lines, and an abundance of restaurants, nightlife, and cultural destinations. As the City West and Westlake neighborhoods continue to evolve, this submarket is benefiting from a surge of public and private investment—including new market-rate and affordable housing projects, infrastructure upgrades, and revitalization plans that are transforming the urban fabric.
Residents will enjoy seamless access to the 110 and 10 Freeways, as well as the Metro Red and Purple Lines, placing Koreatown, USC, and the Financial District just minutes away.
The walkable environment, proximity to transit, and access to major job centers position this site as a highly desirable option for working professionals, students, and transit-dependent residents.
With RTI permits in hand, developers can bypass the time-consuming entitlement process and break ground immediately—an invaluable advantage in a supply-constrained market. The efficient design, micro-unit layout, and premium location support both market-rate and income-restricted leasing strategies, making it a versatile and high-yield development opportunity.
As Downtown Los Angeles continues to densify and attract both institutional and entrepreneurial capital, 811 Garland Ave offers a strategic, shovel-ready project with strong fundamentals, flexible exit strategies, and long-term value in one of LA’s most dynamic growth corridors.
811 Garland Ave
Project Overview
| Project Information | |
|---|---|
| Gross Building Area | 29,155 |
| Build-able Units | 69 Total Units 21 Studios | 46 One-Bedroom | 2 Two-Bedroom |
| Stories | 5 |
| Average Unit Size: | 270 - 350 |
| Net Rentable | 25,343 SF |
| Lot Size | 8,115.8 SF |
| Legal Description | |
| Site Address | 811 Garland Ave., Los Angeles, CA 90017 |
| Zoning | RC-5/CW-U/6 | Tier 3 |
| APN | 5143002017 |
| Existing Condition: | - |
811 Garland Ave
Price Analysis
Gross building area
29,155 SF
Build-able Units
69
STORIES
5 FLOORS
LOT SIZE
8,115.8 SF
NET RENTABLE AREA
25,343
| COST SUMMARY | |
|---|---|
| Acquisition Costs: | $3,795,000.00 |
| Operating Expenses at 5% of Acquisition | $189,750.00 |
| Construction Costs: | $ 7,950,000.00 |
| Total Development Costs | $11,934,750.00 |
| Plan #1 : DISPOSITION | ||
|---|---|---|
| Projected Property Value: | $ 21,657,219.69 | |
| Disposition Cap Rate: | 6.50% | |
| Sales Proceeds at Disposition: | ||
| Projected Sale Value: | $ 21,657,219.69 | |
| Broker Commission: at 6.0% of Sale Price | $ 1,299,433.18 | |
| Closing Cost: at 0.5% of Sale Price | $ 108,286.10 | |
| Net Sale Proceed | $ 20,249,500.41 | |
| less: Project Cost | $ 11,934,750.00 | |
| Net Profit | $ 8,314,750.41 | |
| ROI | 69.67% | |
| PLAN #2: HOLD | |
|---|---|
| OPERATING PERFORMANCE | |
| Scheduled Lease Revenue | $ 1,861,464.00 |
| less: Manager Unit | $ 25,608.00 |
| less: Vacancies & Bad Debt at 3.00 % | $ 55,843.92 |
| less: Operating Expenses | $ 453,744.72 |
| Total | $ 602,818.56 |
| Residential Cash Flow | $ 1,407,719.28 |
| Net Operating Income | $ 1,407,719.28 |
| Cap Rate on Total Cost | 11.80% |
811 Garland Ave
Project Plans
Manchester Square
Neighborhood
Located in the heart of Downtown Los Angeles, near major business and cultural hubs.
Offers excellent access to freeways (I-10, US-101, and I-110), making commuting to nearby areas easy.
Close proximity to Staples Center (Crypto.com Arena), LA Live, and Convention Center, providing vibrant entertainment and dining options.
Walking distance to public transportation, including 7th Street/Metro Center Station, which connects to the Metro Red, Purple, and Expo Lines.
Surrounded by new residential and mixed-use developments, bringing modern living and retail experiences.
USC and LA Trade Tech College are just minutes away by train or car.
A diverse, urban community with a blend of professionals, students, and creatives.
Increasing number of young professionals attracted by walkable amenities and job proximity.
Median age skews slightly younger due to proximity to educational institutions and downtown offices.
Mix of modern apartments, loft-style condos, and adaptive reuse buildings.
Growing demand for multi-family housing, supported by ongoing downtown revitalization.
Rents are competitive for the downtown core, with new developments offering luxury amenities and mixed-income units.
- Offers a vibrant, walkable city lifestyle with coffee shops, restaurants, and rooftop venues nearby.
- Cultural attractions include The Broad Museum, Walt Disney Concert Hall, and MOCA within a short distance.
- Popular among professionals working in tech, design, and finance sectors based downtown.
- Served by Los Angeles Unified School District (LAUSD).
- Nearby schools include Magnolia Science Academy, John H. Francis Polytechnic High School, and USC for higher education.
- Access to trade and vocational programs at LA Trade Technical College.
Close to Whole Foods Market, Target, and The Bloc shopping center.
Multiple fitness centers, yoga studios, and wellness facilities within walking distance.
Quick access to Grand Park and Pershing Square for outdoor recreation.
Wide range of nearby dining options — from casual eateries to fine dining experiences.
