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.<\/p>","protected":false},"excerpt":{"rendered":"
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 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Livonia Avenue"],"houzez_geolocation_long":["-118.39207"],"houzez_geolocation_lat":["34.031885"],"fave_property_id":["26657519"],"fave_property_location":["34.031885,-118.39207"],"property_location":["34.031885,-118.39207"],"fave_contact-mail":["eappel@marcusmillichap.com"],"fave_brokered-by":["Marcus & Millichap"],"fave_listed-by":["Eliyahu Appel"],"fave_dre":["01918652"],"additional_features":["a:0:{}"],"fave_property_images":["2042815","2042816","2042817","2042818"],"_thumbnail_id":["2042815"],"fave_agents":[""],"fave_agent_display_option":["agency_info"],"fave_featured":["0"],"fave_property_map":["1"],"fave_property_map_street_view":["show"],"fave_single_top_area":["global"],"fave_single_content_area":["global"],"fave_additional_features_enable":["enable"],"fave_property_size_prefix":["Sq Ft"],"mlsimport_property_history":["March 27, 2026, 6:08 pm: Property with title: 3123 Livonia Avenue, Los Angeles, CA 90034, id:2042814, ListingKey:1153741551, Status:active will be edited<\/br>Updated Taxonomy property_status with terms [\"Land\"]<\/br>Updated Taxonomy property_city with terms [\"Los Angeles\"]<\/br>Updated Taxonomy property_state with terms [\"Los Angeles\"]<\/br>Updated Taxonomy property_label with terms [\"Active\"]<\/br>Updated Meta fave_property_land_postfix with meta_value SquareFeet<\/br>Updated Meta fave_property_address with meta_value Livonia<\/br>Updated Meta fave_property_price with meta_value 2950000<\/br>Updated Meta fave_property_land with meta_value 0.2954<\/br>Updated Meta fave_property_bathrooms with meta_value 0<\/br>Updated Meta fave_property_country with meta_value US<\/br>Updated Meta fave_property_zip with meta_value 90034<\/br>Updated Meta fave_property_map_address with meta_value 3123 Livonia Avenue<\/br>Updated Meta houzez_geolocation_long with meta_value -118.39207<\/br>Updated Meta houzez_geolocation_lat with meta_value 34.031885<\/br>Updated Meta fave_property_id with meta_value 26657519<\/br>Update Coordinates Meta (having houzez_geolocation_long ) with 34.031885,-118.39207<\/br>Property with ID 2042814 Updated CUSTOM post meta fave_contact-mail original ListAgentEmail with value eappel@marcusmillichap.com<\/br>Property with ID 2042814 Updated CUSTOM post meta fave_brokered-by original ListOfficeName with value Marcus & Millichap<\/br>Property with ID 2042814 Updated CUSTOM post meta fave_listed-by original ListAgentFullName with value Eliyahu Appel<\/br>Property with ID 2042814 Updated CUSTOM post meta fave_dre original ListAgentStateLicense with value 01918652<\/br><\/br>Updated title to 3123 Livonia Avenue, Los Angeles, CA 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