8860 S Vermont Ave., Los Angeles, CA 90044
INVESTMENT OVERVIEW
This 27,775 SF C2-1VL-CPIO zoned lot will be delivered with Ready-to-Issue (RTI) permits for a thoughtfully designed 6-story, 214-unit multifamily project. The approved unit mix includes 44 studios, 159 one-bedrooms, and 11 two-bedrooms, with efficient floor plans ranging from 325 to 466 square feet—ideal for renters prioritizing affordability, location, and livability.
Strategically located in the 90044 ZIP code—one of Los Angeles’ most active corridors for urban revitalization—this site sits at the center of a dynamic submarket experiencing rapid transformation. The 90044 area is home to several major public and private investments, including affordable housing initiatives, new transit-oriented developments, and infrastructure modernization projects. It is also one of the most underserved yet fastest-improving regions in the city, offering significant long-term upside for early investors.
The property is ideally positioned along Vermont Avenue, a high-traffic commercial corridor offering immediate access to Metro bus routes, the Green Line light rail, and the I-110 and I-105 freeways. Residents will benefit from seamless connectivity to major job hubs such as Downtown Los Angeles, USC, Exposition Park, Inglewood, LAX,
and South Bay.
The central location and transportation access make the project especially attractive to students, working professionals, and transit-dependent residents seeking attainable housing near core employment centers.
As a TOC Tier 3 site, the development benefits from increased density, reduced parking requirements, and streamlined approvals. The fully RTI-approved status gives developers a major advantage by eliminating entitlement risk and allowing construction to begin immediately—saving 12 to 24 months in typical predevelopment time.
With strong housing demand, limited new construction in the immediate area, and supportive local policy toward infill development, 8860 S Vermont Ave offers a compelling opportunity for both market-rate and mixed-income leasing strategies. Investors will appreciate the scale, efficiency, and mission-aligned profile of this project, which addresses LA’s housing shortage while positioning itself for long-term growth and operational stability.
As South Los Angeles continues to evolve, this project stands out as a rare, shovel-ready, high-density investment opportunity in one of LA’s most promising growth corridors.
8860 S Vermont Ave.
Project Overview
| Project Information | |
|---|---|
| Gross Building Area | 121,112 SF |
| Build-able Units | 214 Unit 11 (2-Bedroom) | 159 (1-Bedroom) | 44 (STUDIOS) |
| Stories | 6 |
| Net Rentable | 107,801 SF |
| Lot Size | 27,775 SF |
| Legal Description | |
| Site Address | 8860 S Vermont Ave., Los Angeles, CA 90044 |
| Zoning | C2-1VL-CPIO | Tier 3 |
| APN | 6038012014/6038012015/6038012016/6038020047 |
8860 S Vermont Ave.
Price Analysis
Gross building area
121,112
Build-able Units
214
STORIES
6 FLOORS
LOT SIZE
27,775 SF
NET RENTABLE AREA
107,801
| COST SUMMARY | |
|---|---|
| Acquisition Costs: | $5,000,000.00 |
| Operating Expenses at 5% of Acquisition | $250,000.00 |
| Construction Costs: | $27,000,000.00 |
| Total Development Costs | $32,250,000.00 |
| Plan #1 : DISPOSITION | ||
|---|---|---|
| Projected Property Value: | $68,640,598.15 | |
| Disposition Cap Rate: | 6.50% | |
| Sales Proceeds at Disposition: | ||
| Projected Sale Value: | $68,640,598.15 | |
| Broker Commission: at 6.0% of Sale Price | $ 4,118,435.89 | |
| Closing Cost: at 0.5% of Sale Price | $ 343,202.99 | |
| Net Sale Proceed | $ 64,178,959.27 | |
| less: Project Cost | $ 32,250,000.00 | |
| Net Profit | $ 31,928,959.27 | |
| ROI | 99% | |
| PLAN #2: HOLD | |
|---|---|
| OPERATING PERFORMANCE | |
| Scheduled Lease Revenue | $ 5,826,144.00 |
| less: Manager Unit | $ 24,492.00 |
| less: Vacancies & Bad Debt at 3.00 % | $ 174,784.32 |
| less: Operating Expenses | $ 1,165,228.80 |
| Total | $ 1,364,505.12 |
| Residential Cash Flow | $ 4,461,638.88 |
| Net Operating Income | $ 4,461,638.88 |
| Cap Rate on Total Cost | 13.83% |
8860 S Vermont Ave.
Project Plans
South Vermont Corridor
Neighborhood
Located along the South Vermont Avenue corridor in South Los Angeles, a key area undergoing revitalization and community investment.
Provides quick access to major freeways, including I-110, I-105, and I-10, offering convenient connections to Downtown LA, Inglewood, and LAX.
Served by multiple LA Metro bus lines and within proximity to the Vermont/Athens Metro station, connecting residents to the wider Los Angeles region.
The neighborhood is part of the Vermont-Manchester redevelopment zone, bringing new commercial spaces, housing, and community facilities.
Within minutes of SoFi Stadium, Hollywood Park, and The Kia Forum, providing nearby entertainment and retail options.
A family-oriented and diverse community with deep cultural roots and long-term residents.
Home to working professionals, local entrepreneurs, and families who value affordability and community connection.
Ongoing city-led initiatives are enhancing walkability, safety, and small business growth in the corridor.
Mix of single-family homes, small apartment buildings, and newer mixed-use developments.
Increasing investment in multi-family housing projects supported by redevelopment programs along Vermont Avenue.
Affordable rental options with potential for continued residential and commercial expansion.
Community focus on revitalizing existing properties while maintaining local character.
Offers a balanced urban-suburban lifestyle with access to local dining, grocery stores, and cultural centers.
Close to local parks such as Jesse Owens Park and Helen Keller Park, which provide green spaces and sports facilities.
Residents enjoy easy access to shopping hubs in Inglewood and Gardena.
Strong sense of community supported by local churches, civic programs, and youth initiatives.
Served by Los Angeles Unified School District (LAUSD).
Nearby schools include Washington Preparatory High School, KIPP Empower Academy, and 99th Street Elementary School.
Access to Los Angeles Southwest College within minutes for higher education and workforce training.
Close to grocery stores, banks, and community centers along Vermont Avenue.
Healthcare services available nearby through MLK Jr. Community Hospital and several local clinics.
Upcoming Vermont-Manchester Transit Priority Project will improve mobility, streetscape, and public amenities.
Within short distance to LAX, Downtown LA, and the South Bay, expanding job and recreation opportunities.
