The Tape
1431 N Vista StreetSold

ED1 Land Is Still Selling—This Deal Took 7 Months and Traded at $53K Per Planned Unit

A better way to value ED1 land: price per planned unit, not price per unlimited doors built. 

By David SafaiFollow

At a glance

Sale Price
$1,600,000

closed

Lot Size
6,528 SF

0.15 acres, R3-1

Price / Land SF
$245/SF

land square foot

Price / Buildable Unit
$53k on 30 units
Marketed Density
ED1
Buyer's Program
~30 units

fully affordable, Exec. Directive 1

Parking Required
None

waived under AB 2097

Escrow Length
7+ months

3 financing sources cycled

ULA Status
Below Threshold

no ULA transfer tax

Buyer Type
Affordable Dev.

Executive Directive 1 program

What matters

  1. The deal.$1.6M sale price on a 6,528 SF R3-1 lot in Hollywood, directly bordering West Hollywood. $245/SF of land. 
  2. Buyer: affordable housing developer.  The buyer who closed is planning roughly 30 units, fully affordable, under ED1.
  3. Broker Feedback. We are still seeing some demand in market where you can get 4 bucks a foot.
  4. Development Cost  I estimate the all in development cost at $7.6M–$8.0M, or roughly $250K–$275K per door. If the project includes ground-floor parking, I think it gets around 12 parking spaces, leaving approximately 18 units without parking.
1431 N Vista Street photo
FIG. 00, 1431 N Vista Street, Hollywood (WeHo Adjacent). Listing photo via Marcus & Millichap.

Broker Feedback 

"We are still seeing some demand in market where you can get 4 bucks a foot. ED1 demand is very low, since you can’t underwrite to a sale and leasing takes 60-90 to get a tenant in there after approved app" - Filip Niculete 

Send OMs to David@AtlasBrief.La

Write to David Safai at David@AtlasBrief.La

Appeared in the July 18, 2026 edition of The Tape.