Property Detail

3123 Livonia

Los Angeles CA 90034

$3,250,000

Status: Active

Property Details

Description

We are pleased to present 3123 Livonia Avenue, a prime 12,866 SF development site in the Palms neighborhood of West Los Angeles, located just 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 1213 units per residential floor. This assumes a gross floor plate is approximately 8,000 SF with net rentable roughly6,400 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 LowIncome).* Additional incentives are available, such as reduced setbacks and common open space.

Map Location

Listing provided courtesy of Eliyahu Appel of Marcus & Millichap. Last updated 2026-03-14 08:49:25.000000. Listing information © 2025 CRMLS.

Ever Eternity

Ever Eternity

CA DRE# 01794748

1111 Prospect St, Suite 100 La Jolla,
​​​​​​​CA 92037

858.688.4113

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Welcome

Meet Ever

Ever Eternity is Your Local Real
Estate Professional

Whether it's your first townhouse, vacation property or coastal dream home, I will work to find the property that's best for you. I am able to anticipate and fulfill each of my clients needs, in order to find the perfect home for them and their family. I am here to work with you, to find the best fit for you, and am excited for the opportunity.

People choose to work with me for my full service expertise, experience and ethics. My base of loyal customers is the reason I am successful in this competitive sales market.

​My attention to detail allows me to find dream homes for buyers, and build thorough home marketing plans for my sellers. I have great pride in my negotiation skills and believe in transparency and full disclosure throughout each deal. I value open communication with my clients and welcome questions from start to close.

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"My Mom passed away 1/31/21 needless to say it was a very difficult time for me. I needed help selling my mothers home. I reached out to Ever and he stepped up big! From the beginning he was a true professional great communication skills, great attitude, always made time for me and answered any questions I had. He showed compassion for my situation and went above and beyond to make things as easy as possible for me. Go with Ever you won’t regret it!"

"I worked with Ever through the process of an Estate Sale and sale of a condominium. Throughout the experience he and his team were extremely helpful. I had never been involved with an estate sale previously and was working with the additional factor of not being local. After an initial meeting I was able to deal with he and his team remotely which simplified the entire process and experience. Any questions or issues I had were very quickly addressed and resolved. My entire experience was very positive. Thank You!"

"Ever was simply excellent. He is thorough, approachable and very knowledgable of the house buying process. We appreciated his manner and help throughout our purchase process - he never made us feel pressured to select a house and helped us find a perfect match. He was especially helpful when we needed to juggle urgent travel during the Escrow process, helping us set up power of attorney. We would recommend Ever to any type of buyer and will certainly use him for any future real estate needs that we have."

"I worked with Ever through the process of an Estate Sale and sale of a condominium. Throughout the experience he and his team were extremely helpful. I had never been involved with an estate sale previously and was working with the additional factor of not being local. After an initial meeting I was able to deal with he and his team remotely which simplified the entire process and experience. Any questions or issues I had were very quickly addressed and resolved. My entire experience was very positive. Thank You!"

"My Mom passed away 1/31/21 needless to say it was a very difficult time for me. I needed help selling my mothers home. I reached out to Ever and he stepped up big! From the beginning he was a true professional great communication skills, great attitude, always made time for me and answered any questions I had. He showed compassion for my situation and went above and beyond to make things as easy as possible for me. Go with Ever you won’t regret it!"

"Ever has been my agent through two purchases and one sale. He has a keen sence of the market and knows how best to price and time sales and purchases. He makes sure to get the job done and places the most importance on making his satisfying his clients wishes to the best of his ability. He works well with escrow, property managers, and whomever he needs to speak with."

"Working with Ever was a joy. We had a number of unexpected challenges during the process of selling our house and Ever was consistently there to help, guide, and support us. He was always available for consultation and never lost sight of the immediate issues nor the long term goals. Ever was an exemplary professional in every way and I would highly recommend him."

"Working with Ever was a great experience. Selling our Mom's house was emotionally difficult for us. Ever guided us thru the process and made it smooth and easy as possible for us. He responded to all of our questions with professionalism and knowledge. He kept us informed of every action during the sale. We trusted his advice and insights and he delivered on everything he said. The sale was quick and smooth and we couldn't be happier. We highly recommend Ever. He definitely knows his business."

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