Offering

The Offering

6540 Shoup is a 20,909 SF development parcel in West Hills, delivered fully entitled under California's SB 1123 ministerial pathway with an approved Tentative Tract Map. The plan is a detached small-lot subdivision of 10 homes plus 10 attached ADUs, 20 units in all, drawn by JZA Architecture with a complete architectural set. Each three-story home is designed just under 1,500 SF to sidestep the City's Affordable Housing Linkage Fee, with an attached garage, a private yard and terrace, and an integrated ADU for income or a sale-included premium. The existing 1954 home is to be demolished, with no tenants to relocate and no affordable-replacement obligation. At $2.0M the ask prices the site at $96 per land SF, the residual a disciplined merchant builder can underwrite to a $650 per SF exit.

1. 01

   Delivered fully entitled with an approved Tentative Tract Map and a complete JZA architectural set under SB 1123.

2. 02

   Ministerial SB 1123 pathway, CEQA-exempt and within a Transit Priority Area, so the buyer skips an estimated 12 to 18 months of entitlement risk and carry.

3. 03

   10 detached three-story homes plus 10 attached ADUs, 20 units in all, each home drawn under 1,500 SF to sidestep the City's Affordable Housing Linkage Fee.

4. 04

   West Hills 91307, the highest-priced submarket on Shoup Avenue, where existing three-bedroom stock trades $530 to $690 per SF and the direct neighbor closed at $939,000.

5. 05

   A $650 per SF new-construction exit drives a $12.11M gross sellout and a $2.0M residual land value after a $7.53M cost stack.

6. 06

   Contour at NoHo, the only fully closed-out small-lot detached subdivision in the San Fernando Valley in the last 12 months, sold all 10 homes in six months at $462 per SF blended, with West Hills carrying a 25 to 35% premium.