6540 Shoup Ave
10 Single Family Home Development | West Hills
Marketing description
The LAAA Team of Marcus & Millichap is proud to present 6540 N. Shoup Avenue, an opportunity to acquire a fully entitled residential development site in one of the San Fernando Valley's most sought-after single-family neighborhoods. Offered at $2,000,000 ($96 per land square foot), the project has been entitled through California's ministerial SB 1123 Small Lot Subdivision program, allowing an investor to bypass the lengthy and uncertain entitlement process and proceed directly toward permit issuance and construction. With approvals already secured and a complete architectural package included, the offering provides a rare opportunity to develop a for-sale housing community with significantly reduced execution risk and an estimated 12 to 18 months of time savings compared to a traditional entitlement process.
Situated on approximately 20,909 square feet (0.48 acres), the property is approved for a 10-home small-lot subdivision featuring 10 attached ADU suites, for a total of 20 dwelling units and approximately 18,629 square feet of habitable area. Designed by JZA Architecture, the project consists of ten detached three-story residences averaging approximately 1,499 square feet, each paired with an integrated ADU suite containing a separate entrance, kitchenette, bedroom, and bathroom. The homes were intentionally designed below 1,500 square feet to avoid Affordable Housing Linkage Fees, enhancing overall project economics. Seven residences include three-car garages, while the remaining homes offer two-car garages, complemented by private yards and rooftop terraces. The site is currently improved with a single vacant 1954-built residence that will be demolished, eliminating tenant relocation obligations and affordable housing replacement requirements.
West Hills is among the most desirable and supply-constrained residential communities in the western San Fernando Valley, characterized by predominantly owner-occupied housing, strong schools, and convenient access to major employment and lifestyle destinations. The property is located just minutes from The Village at Westfield Topanga, Westfield Topanga Mall, and Warner Center, the Valley's primary commercial and employment hub currently undergoing substantial redevelopment under the Warner Center 2035 Specific Plan. Additionally, the nearby Rams Village mixed-use campus is expected to introduce new office, hospitality, entertainment, and residential components, further strengthening long-term housing demand in the area.
Investment highlights
- Fully Entitled SB 1123 Project – Delivered with an approved Tentative Tract Map and complete architectural plans, saving an estimated 12–18 months of entitlement time.
- 20-Unit For-Sale Community – Approved for 10 detached homes and 10 attached ADUs totaling approximately 18,629 SF of habitable area.
- Premier West Hills Location – Situated in one of the San Fernando Valley's most desirable and supply-constrained single-family neighborhoods.
- Proximity to Major Amenities – Minutes from The Village at Westfield Topanga, Warner Center, and the future Rams Village development.
- Thoughtfully Designed Product – Homes average approximately 1,499 SF with integrated ADUs, private yards, terraces, and attached garages.
- Strong Exit Potential – Underwritten to a projected $650/SF exit value, supported by nearby sales ranging from $530–$690/SF.
- Residual Land Pricing – Offered at $2.0M ($96 per land SF), aligning with the project's estimated residual land value.
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