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    Entitled Mixed-Use Development Opportunity Title is generated by Realmo AI

    12727 West Washington Boulevard, Los Angeles, CA 90066

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    For Sale
    $22,750,000

    Fully entitled mixed-use project in Culver West neighborhood.

    Type:Land
    Property size:
    57,342 SF
    Price / SF:
    $396/SF
    Added:
    Nov 26, 2025
    Days on Market:
    171
    Last Refresh:
    Apr 5 at 9:10 pm

    Property Features for 12727 West Washington Boulevard

    General Information

    Standard status
    Active
    Size
    57,342 SF
    Property subtype
    Land

    We can help!

    Listing Contact
    Duncan Lemmon
    Duncan Lemmon

    Listing agent Duncan Lemmon

    Listing office

    Listing date Nov 26, 2025

    Source Lee-associates

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Duncan Lemmon

    HighLights

    • Fully entitled mixed‑use project with entitlements for 144 units and 19,431 square feet of retail space.
    • Located in the highly sought‑after Culver West neighborhood.
    • Opportunity to add up to 20 additional units via AB1287 density bonus.
    • Proposed amenities include a pool, rooftop deck, outdoor seating area with BBQs, fire pits, a gymnasium, and a lounge.
    • Ability to make an immediate impact on the Culver City multi‑family market with a Class A building.
    • Bounded by 3 streets: Washington, Zanja, and Meier.

    Overview

    This is a fully entitled mixed-use project located in the Culver West neighborhood. The current entitlements allow for 144 units and 19,431 square feet of retail space, with a gross building area of approximately 166,250 square feet. A new owner has the option of incorporating up to 20 additional units in Los Angeles per AB1287 density bonus. Proposed amenities include a pool, rooftop deck, outdoor seating area with BBQs, fire pits, a gymnasium, and a lounge. This opportunity allows a developer to make an immediate impact on the Culver City multi-family market with a class A building on a top tier corridor. The property is bounded by three streets: Washington, Zanja, and Meier. The property size is 57,342 square feet.

    Financial Insights

    Value Estimation Calculated for Mixed Use

    Conservative
    $12.90M
    NOI $1,161,176 @ 9.00% cap · cautious / downside scenario
    Moderate
    $16.59M
    NOI $1,161,176 @ 7.00% cap · market / base-case scenario
    Aggressive
    $23.22M
    NOI $1,161,176 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Mixed Use

    Component $ $/SF
    Gross rent $2.06M $36.00
    − Vacancy −$206.4k −$3.60
    EGI $1.86M $32.40
    − OpEx −$696.7k −$12.15
    NOI $1.16M $20.25
    57,342 SF · lease $36.00/SF/yr · vacancy 10.00% · expense 37.50%

    Alternative Use Scenarios

    Best Use
    Mixed Use
    $16.59M
    $14.51M – $19.35M (±1% cap)
    NOI $1,161,176 @ 7.0% cap · market cap 5.10%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Multifamily LT 5
    $1,161.71M
    $1,016.50M – $1,355.33M (±1% cap)
    NOI $81,320,014 @ 7.0% cap · market cap 357.45%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.436
    Latitude
    33.9967

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    FAQs

    What type of property is this?
    Commercial land - Fully entitled mixed-use project in Culver West neighborhood.
    Where is this commercial land located?
    The property is located at 12727 West Washington Boulevard Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $22,750,000.
    What are key features of this property?
    This property features: Fully entitled mixed‑use project with entitlements for 144 units and 19,431 square feet of retail space.; Located in the highly sought‑after Culver West neighborhood.; Opportunity to add up to 20 additional units via AB1287 density bonus.
    (310) 899-2733
    We can help!
    Listing Contact
    Duncan Lemmon
    Duncan Lemmon
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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