RECENT PROJECT

LOS ANGELES
4553 SATURN STREET

  • 4 Units
  • Sold: June 2022
  • Total Project Costs: $2,682,685
  • Sale Price: $3,378,000
  • Project Timeline: 18 months
  • ROI: 101.3%

TORRANCE
1602 W 226TH STREET

  • 4 Units
  • Sold: May 2022
  • Total Project Costs: $2,272,497
  • Sale Price: $2,090,041
  • Project Timeline: 18 months
  • ROI: 168.3%

LOS ANGELES
837 N KINGSLEY DRIVE

  • 4 Units
  • Sold: May 2022
  • Total Project Costs: $2,877,168
  • Sale Price: $3,400,000
  • Project Timeline: 18 months
  • ROI: 64.3%

SHERMAN OAKS
14755 BURBANK BOULEVARD

  • 48 Units
  • Sold: March 2024
  • Total Project Costs: $21,114,788
  • Sale Price: $27,995,000
  • Project Timeline: 30 months
  • ROI: 132.6%

OTHER COMPLETED PROJECTS

▪ 1803 S Mesa Ave, Los Angeles, CA 90731
▪ 22 home small lot subdivision
▪ Raw land entitlement
▪ Purchased Land 10/27/16
▪ 1118 Ave 56, Los Angeles, CA 90026
▪ 20 home small lot subdivision
▪ Raw land entitlement
▪ Purchased Land 5/12/17
▪ Sold to Shea Homes with TTM - 12/11/17
▪ 1365 Colton St, Los Angeles, CA 90026
▪ 42-unit apartment building
▪ Raw land entitlement
▪ Purchased Land 5/12/17
▪ Sold to Bond Companies - 12/11/17
▪ 737 N Gramercy Pl, Los Angeles, CA 90038
▪ 11 home small lot subdivision
▪ Raw land entitlement
▪ 742 Parkman Ave, Los Angeles, CA 90026
▪ 9 home small lot subdivision
▪ Raw land entitlement
▪ Purchased Land 10/17/16
▪ Sold to local builder with RTI - 02/17/17
▪ 5637 York Blvd, Los Angeles, CA 90042
▪ 4 condo subdivision
▪ Raw land entitlement
▪ Purchased Land 10/17/13
▪ Sold to local builder with TTM - 5/11/15

OTHER COMPLETED PROJECTS

Spec Homes/Duplexes/Rehabs

  • 18200 Karen Dr, Los Angeles, CA 91356
  • 1319 Silver Lake Blvd, Los Angeles, CA 90026
  • 806 N Crescent Heights Blvd Los Angeles CA 90046
  • 1110 Queen Anne Pl, Los Angeles CA 90019
  • 22252 Alta Dr, Topanga, CA 90290
  • 2609 Creston Dr, Los Angeles, CA 90068
  • 918 W. 3rd St, Azusa, CA 91702
  • 916 W. 3rd St, Azusa, CA 91702
  • 45 E Plymouth St, Long Beach, CA 90805
  • 6010 S. Wilton Place, Los Angeles, CA 90047
  • 476 W Santa Cruz St, San Pedro, CA 90731
  • 10500 E Zamora Avenue, Los Angeles 90002
  • 719 N. Bonnie Brae, Echo Park, CA 90026
  • 4126 Scandia Wy, Los Angeles 90065
  • 1862 South Redondo, Los Angeles, CA 90019
  • 458 18th Street, San Pedro, CA 90731
  • 4911 Malta Ave, Los Angeles, CA 90042
  • 3719 Edenhurst Ave, Los Angeles, CA 90039
  • 1404 Murray Dr., Los Angeles 90026
  • 354 Parkman AV, Silver Lake 90026
  • 3233 Inez Street, Los Angeles, CA 90023
  • 6112 Myosotis St, Los Angeles 90042
  • 774 Santa Cruz St San Pedro, CA 90731
  • 1926 Thurman Ave, Los Angeles 90016
  • 4206 Dalton Ave, Los Angeles 90062
  • 514 East 62nd St, Los Angeles, CA 90003
  • 1422 & 1426 E 108th ST, Los Angeles 90059
  • 9608 Maie Ave, Los Angeles, CA 90002
  • 1422 & 1426 E 108th ST, Los Angeles 90059
  • 640 W 42nd St, Los Angeles, CA 90037
  • 9225 S Budlong AV, Los Angeles 90044
  • 3155 Carlyle ST, Los Angeles 90065

BY-RIGHT ZONING – ELIMINATING ENTITLEMENT APPROVAL RISKS

Amid a housing affordability and supply crisis, policymakers are increasingly turning to zoning reforms

Los Angeles and Other Cities Have Removed the Single Biggest Development Risk for Multi-family Housing
  • The city of Los Angeles and California in general have adopted “by-right” zoning codes to allow for the development and increased density on single-family zoned lots and lots zoned for multi-family.
  • When a zoning code is considered “by-right,” the City/County approval process is streamlined so that projects like ours that comply with the zoning standards receive approval directly from agency staff without any discretionary review process or public input/hearings. These are truly by-right projects that are fast to permit (no entitlements) and fast to build.
  • The most common type of zoning for PUB’s acquisitions is RD1.5 zoning, which allows for a 1500 sq. ft. lot size per unit. An example would be an RD1.5 lot that has an existing single-family home on the site (tens of thousands of these lots have been identified just in Los Angeles County) and is 6000 sq. ft. in size. We would convert this lot from a single-family home into 5 units using a combination of the zoning and multi-family ADU Ordinance. PUB can consistently source these projects.
  • The state of California recently passed new Accessory Dwelling Unit (ADU) policy and legislation, meaning single and multifamily residential projects statewide can be constructed with additional units previously not permitted under certain zoning standards. This has opened a tremendous amount of additional real estate that benefits PUB’s business model.

SOURCING & UNDERWRITING

PUB Has Carefully Mapped “By-Right” Areas for Development

  • PUB has identified the areas of Los Angeles with the appropriate “by-right” zoning standard,
  • LA County alone has approximately 30,000 lots that are consistent with the Company’s business plan.

The Company Maintains an active pipeline of properties at any given time

Acquisitions

  • On-Market Sourcing: Constantly searching on MLS for development sites meeting PUB criteria. At any given time, PUB may have up to 5-10 on-market offers out
  • On-Market Sourcing: Constantly searching on MLS for development sites meeting PUB criteria. At any given time, PUB may have up to 5-10 on-market offers out
  • Management of Deal Flow: PUB carefully tracks deal flow and conducts an extensive;, but quick DD processes, weekly Investment Committee meetings, weekly Asset Management / Project Management meetings
  • Generally a minimum 6,000 SF lot, with a preference for RD 1.5 lots with a SF home on site.
  • Focused only on “by right” developable parcels
  • Purchase price contingent on market rents, zoning & size of parcel
  • Able to close within 17-30 days, simultaneous with abridged DD

Due Diligence

  • Zoning (Setbacks, Height, FAR)
  • Overlay Zones / Q Conditions
  • Tenants / Tenant History / Ellis Act / RSO
  • Title Review
  • Disclosure Review
  • Contract Review (Rent back period / lease for rent back?)
  • Preliminary Architectural Layout
  • Third Party Market Evaluation
  • Engineering Issues (BOE, Special Grading Area, Street Trees)
  • Phase 1
  • Survey
  • Soil

HIGH DEMAND PRODUCT

Property Features

Top-of-Market, high-end Finishes
  • Each unit comes with its own control room, consolidating all electrical, plumbing, heating, cooling, security and Wi-Fi systems into one space
  • Stainless steel appliances
  • Washer + dryer in each unit
  • Smart-home features such as Nest thermostats and Ring doorbells in each unit
  • Large windows & high ceilings, providing ample natural light
  • Provide parking for most of the units
  • Decks for open space
  • EV chargers are provided for each unit, and solar panels are incorporated into for most of the units

Lease-Up Positioning & Tenanting

Properties are focused around urban, infill locations in large employment centers, within the Greater L.A. County

  • Middle-income and low-income workers must typically move further away from their jobs in urban city-centers due to lack of rent affordability
  • PUB’s family-friendly, achievable housing solution allows middle income renters access to a quality living space, in primary, gateway markets

4 to 6-unit structures that provide mostly 3-4 bedrooms and 3 to 4 bathrooms per unit within a variety of floor plan configurations

  • Tenants frequently rent out units alongside roommates, in order to pay lower rent/person while still enjoying high-end apartment finishes & ample living space

Property Highlights

Completed projects have taken an average of just 12 weeks to reach 100% lease-up; while traditional multifamily projects can take much longer to fully stabilize at market rents
Pro Forma average Rent/Bed of completed projects is $1,549/month; allowing middleincome renters access to high-end product in infill locations
High-end amenities comparable to those offered at traditional luxury class multifamily properties

Southern California’s Premier Partner in Custom Homes, ADUs & Multifamily Development.

Quick Links

Adam O’Neill

(310) 346-3359

Samuel Sapp

(818) 522-5020

Email Address

hello@pacificaurbanbuilders.com

Location

19160 Sylvan Street

© All Rights Reserved to Pacifica Urban 2025. Powered by The Logo House!

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Southern California’s Premier Partner in multifamily, small-lot subdivisions, ADUs, and infill development.

Quick Links

Useful Links

Useful Links

Adam O’Neill

(310) 346-3359

Samuel Sapp

(818) 522-5020

Anca Horovitz

(323) 481-9550

Email Address

hello@pacificaurbanbuilders.com

© All Rights Reserved to Pacifica Urban 2025. Powered by The Logo House!

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