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The offering at a glance.
A 16,220 SF (0.37-acre) hard-corner Westside development site delivered Ready-to-Issue for an ED1 six-story mixed-use building — 149 units (148 affordable plus one manager) above ground-floor retail, 61,688 SF total under roof.
Executive
Summary.
A delivered-RTI ED1 site on a Westside hard corner — shovel-ready, parking-exempt, and priced to compete.
Delivered Ready-to-Issue under LA's Executive Directive 1 program. Streamlined processing, no parking required, no density cap to negotiate.
Hard corner of Robertson Boulevard and Beverlywood Street — Westside Beverlywood/Crestview, minutes from Culver City, Beverly Hills, and Century City.
$53,658 per buildable unit · $129.61 per buildable SF. Land pricing differentiated from earlier-stage ED1 plan-filing comps trading $300/SF and below.
Six reasons 2600 S Robertson stands apart.
Delivered RTI for 149 Units
Ready-to-Issue permits remove entitlement risk and place the buyer on a direct path to construction. A materially more advanced position than ED1 sites trading at the plan-filing stage.
ED1 100% Affordable Approval
Approved under the City's Executive Directive 1 program — streamlined processing, no parking required, no density cap. 148 affordable units plus one manager unit.
Hard-Corner Robertson Frontage
Roughly 200 feet of frontage at a signalized intersection on Robertson Boulevard, one of the corridor's primary commercial arteries, plus 80 feet along Beverlywood Street.
Low Basis per Buildable Unit
Priced at $53,658 per buildable unit and $129.61 per buildable square foot — competitive against earlier-stage ED1 sites with substantially more remaining entitlement work.
Walkable Westside Location
WalkScore of 85 (Very Walkable) in Beverlywood/Crestview. Minutes from Downtown Culver City, Pico Boulevard retail, Beverly Hills, and Century City.
Efficient, In-Demand Unit Mix
70 studios and 79 one-bedrooms across 61,688 buildable square feet plus ground-floor retail — the unit format that clears fastest in the Westside affordable corridor.
The
Property.
A delivered ED1 development package.
A finished ED1 entitlement — ready to permit and break ground.
Executive Directive 1 · 100% Affordable. Streamlined processing, no parking required, no on-menu density cap.
Type III-A · Occupancy Group B (retail) + R-2 (residential). Six-story massing at 57'-7" building code / 63'-3" zoning.
118 Low Income (LAHD Sched. 9, 80% AMI) · 30 Moderate Income (LAHD Sched. 6) · 1 manager unit.
16,220 SF · hard corner.
Minutes from Culver City, Beverly Hills, and Century City.
Hard-corner Robertson + Beverlywood.
Pricing
Analysis.
$7,995,000 · 149 units · 61,688 SF.
Four pricing references that frame the buyer's basis — relative to land, relative to entitled density, and relative to buildable square footage.
$4.43M covenant income · $4.60M Section 8 Tier 2 upside.
Covenant rents per the 2026 LAHD Land Use Schedule 9 (Low, 80% AMI) and Schedule 6 (Moderate, 110% AMI), effective July 1, 2026. Tier 2 proforma per HACLA Section 8 Voucher Payment Standards (ZIP 90034), eff. August 1, 2025.
| Unit Type | Units | Avg SF | Covenant Rent | Covenant Monthly | Tier 2 Rent | Tier 2 Monthly |
|---|---|---|---|---|---|---|
| Studio / 1 BA · Low Income | 56 | 280 | $2,332 | $130,592 | $2,299 | $128,744 |
| 1 Bed / 1 BA · Low Income | 62 | 364 | $2,499 | $154,938 | $2,585 | $160,270 |
| Studio / 1 BA · Moderate Income | 14 | 280 | $1,966 | $27,524 | $2,299 | $32,186 |
| 1 Bed / 1 BA · Moderate Income | 16 | 364 | $2,247 | $35,952 | $2,585 | $41,360 |
| 1 Bed / 1 BA · Manager | 1 | 364 | $2,400 | $2,400 | $2,585 | $2,585 |
| Ground-Floor Retail | 6 | 749 | $2,995 | $17,970 | $2,995 | $17,970 |
| Total Monthly Income | 155 | $369,376 | $383,115 |
Low Income units at current Schedule IX (80% AMI) rents; Moderate Income units at current Schedule VI (Moderate, 110% AMI) rents — 2026 schedules effective July 1, 2026. Current schedules published by LAHD: housing.lacity.gov/partners/land-use-rent-income-schedules. Projections only — buyer to verify attainable rents and covenant terms.
Sale & Rent
Comparables.
Recent ED1 multifamily land transactions across Los Angeles. Subject differentiated by Westside location and delivered RTI status.
| # | Address | Close Date | Sale Price | Land SF | $ / SF | $ / Unit | Units |
|---|---|---|---|---|---|---|---|
| ★ | 2600 S Robertson · Subject (delivered RTI) | Available | $7,995,000 | 16,220 | $492.92 | $53,658 | 149 |
| 1 | 16150 Vanowen St, Van Nuys 91406 ↗ | 02/12/2024 | $4,000,000 | 16,894 | $236.77 | $40,404 | 99 |
| 2 | 1233 S Bedford St, Los Angeles 90035 ↗ | 09/16/2024 | $2,100,000 | 6,840 | $307.02 | $58,333 | 36 |
| 3 | 12461 Louise Ave, Los Angeles 90066 ↗ | 06/18/2025 | $4,200,000 | 12,119 | $346.56 | $70,000 | 60 |
| 4 | 5814 Lexington Ave, Los Angeles 90038 ↗ | 11/24/2025 | $4,650,000 | 15,000 | $310.00 | $47,938 | 97 |
| Comp Average | $3,737,500 | 12,713 | $300.09 | $54,169 | 73 |
The ED1 sale comparables reflect recent multifamily development land transactions across the Los Angeles market, including 2025 closings. 2600 S Robertson is differentiated by its Westside Beverlywood/Crestview location and its delivered Ready-to-Issue status — a materially more advanced position than sites trading at the ED1 plan-filing stage. Buyers should independently verify all comparable sale data.
Where RTI-delivered Westside ED1 clears.
Currently advertised market rents at four nearby properties. Subject covenant and Tier 2 proforma rents are below these market levels — the affordability discount is meaningful demand cover.
| # | Property | Address | Studio Asking | Studio $/SF | 1BR Asking | 1BR $/SF |
|---|---|---|---|---|---|---|
| ★ | 2600 S Robertson · Subject | Covenant · LAHD Sched. 9/6 | $1,966–$2,332 | $7.02–$8.33 | $2,247–$2,499 | $6.17–$6.87 |
| 1 | The Culver ↗ | 3325 S Canfield Ave, LA 90034 | $2,545 | $3.72 | N/A | — |
| 2 | Upper Ivy Residences ↗ | 8809 Washington Blvd, Culver City 90232 | $3,640 | $4.97 | $3,928 | $5.11 |
| 3 | Arya ↗ | 10700 Tabor St, Los Angeles 90034 | $2,795 | $5.82 | $3,703 | $5.27 |
| 4 | Cobalt ↗ | 10601 Washington Blvd, Culver City 90232 | $3,595 | $4.69 | N/A | — |
Asking rents reflect units currently available on Apartments.com as of May 2026, averaged across available units of each type. The Culver offers studio units only; Cobalt has no one-bedroom units currently listed. The subject is a 100% affordable project; its covenant and Section 8 Tier 2 proforma rents appear in the Rent Schedule. Buyers should independently verify all comparable rent data.
Market
Overview.
A protected, high-income Westside corridor.
Beverlywood is one of the Westside's most established residential neighborhoods, developed in 1940 by Walter H. Leimert around roughly 1,350 single-family homes. It was among the first communities in Los Angeles to adopt binding CC&Rs, and the Beverlywood Homes Association continues to administer the design, landscaping, and safety standards that preserve the neighborhood's character.
Crestview wraps the subject site, bounded by Robertson Boulevard, La Cienega Boulevard, Pickford Street, and Sawyer Street. The roughly one-square-mile neighborhood pairs quiet residential streets with a mix of single-family homes, duplexes, and well-maintained postwar apartments — minutes from Pico Boulevard, Downtown Culver City, Beverly Hills, and Century City.
- · Downtown Culver City retail & dining
- · Pico Boulevard commercial district
- · Sprouts Market on Venice Boulevard
- · Target on La Cienega Boulevard
- · Planned Whole Foods Market
- · Robertson + Venice corridor eateries
Anchored by Culver City, Beverly Hills, and Century City.
A Westside ED1 site benefits from the deepest concentration of creative-office, healthcare, entertainment, and professional services jobs in the LA basin — all within a short commute of the subject corner.
- 01WalkScore85 · Very Walkable
- 02Downtown Culver City~1.5 mi
- 03Beverly Hills~3 mi
- 04Century City~3.5 mi
- 05Westwood / UCLA~5 mi
- 06Sprouts (Venice Blvd)Walkable
- 07Target (La Cienega)~0.8 mi
- 08Planned Whole FoodsRobertson corridor
- 09I-10 / La Cienega~0.7 mi
- 10Expo Line · La Cienega~1.2 mi
Offered at $7,995,000.
$53,658 per buildable unit · $129.61 per buildable square foot · $492.92 per land SF. Delivered Ready-to-Issue for a six-story, 149-unit ED1 mixed-use building.
Offers reviewed as received. Ask brokers for the data room link with the full ED1 entitlement package and Ready-to-Issue permit documentation.
ED1 approvals, RTI permit records, site plan, elevations, environmental, title preliminary, LAHD and HACLA rent schedules available on request.
Affordable-housing developers, mission-driven investors, and TCAC/HCD-experienced sponsors positioned to move directly into construction documents.