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11523 Sproule Ave, Los Angeles, CA 91331
Rare 0.44 acre (approx. 19,166 SF) level infill lot in Pacoima with multiple ministerial development paths. Pursue an SB 1123 small lot subdivision for up to 10 fee simple for sale homes with no public hearing, no CEQA review, and a 60 day map approval. Zoning allows a 45 ft height limit and 3:1 FAR, supporting three story homes up to the 1,750 SF average size cap. Alternatively, an SB 9 play allows a lot split with up to two units per lot while keeping the existing home. Property is improved with a single family residence and detached garage, offering holding income or a keep and build option. Located in a federally designated Opportunity Zone with potential capital gains benefits for qualified investors. Street, water and sewer in place. Quick access to the 5, 118 and 210 freeways, near Hansen Dam, Costco, Target and Lowe's. APN 2532-006-011. Ideal for builders, small lot developers and OZ investors. Buyer to verify all development potential. Site: ~19,166 SF (0.44 acres) | Zoning: LAA2
The seller reports a proposed 41-unit affordable multifamily project at RTI status (four-story Type V, 40 income-restricted units + 1 manager's unit, ~24,165 SF) — current approval status to be confirmed with LADBS. Two alternative paths: an SB 1123 small-lot subdivision (up to 10 fee-simple for-sale homes) or an SB 9 lot split potentially retaining the existing home. Price context: this site was marketed at $1.45M–$1.595M in 2024. It's now offered at $1.15M.
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$6,440
Los Angeles charges its own transfer tax on top of the county's $1.10 per $1,000. The combined rate is $5.60 per $1,000 (0.56%). The tiers are slab rates — crossing a threshold re-rates the whole sale price, not just the excess.
CAL FIRE’s map for this address, and what it means for insurance.
Monthly cost including California property tax and insurance.
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