6
Fee-simple homes
SB 684 Small-Lot Homes · Culver City
The Culver VI
3850 Westwood Blvd · AC III LLC · Tentative map approved
3 / 3.5
Bedrooms / baths (concept)
Approved
Tentative tract map
Q4 2027
Target sellout (est.)
- Acquisition
- Entitlement
- Permits (RTI)
- Construction
- Sellout
The Project
Six new fee-simple homes on a single Culver City lot, and the first SB 684 tentative map approval in the city.
The Culver VI turns one infill lot on Westwood Boulevard into six homes, each on its own legal parcel and each sold individually, like a single-family home, with no HOA. It is Assemble Capital’s first SB 684 project and, to our knowledge, the first SB 684 tentative tract map approved in Culver City.
The project has refinanced into its construction loan and is working through final map and plan check toward ready-to-issue permits. Construction is expected to begin in January 2027 (est.).
Highlights
Why It Works.
First in Culver City
To our knowledge, the first SB 684 tentative tract map approved in the city.
Six homes, six parcels
Fee-simple ownership: buyers own their home and the land under it, with no HOA.
Three levels plus a roof deck
Concept plan of three bedrooms and three and a half baths, a primary-suite balcony and a private rooftop deck.
Construction financing in place
Refinanced into the construction loan; personally guaranteed by the principals, never by investors.
Specifications
The Details.
Plans are conceptual and may change through entitlement, plan check and construction.
- Address
- 3850 Westwood Blvd, Culver City, CA
- Ownership entity
- AC III LLC
- Program
- 6 fee-simple homes on individual parcels
- Pathway
- SB 684 ministerial small-lot subdivision
- Home concept
- 3 stories · 3 bedrooms · 3.5 baths · balcony · private roof deck
- First floor
- Kitchen, living, dining, powder room
- Second floor
- Two bedrooms, each with a bath
- Third floor
- Primary suite with walk-in closet and balcony
- Developer & builder
- Thornton Development Group
- Status
- Tentative tract map approved; final map and permits in progress
- Construction start
- January 2027 (est.)
- Target sellout
- Q4 2027 (est.)
Design Concepts
Inside the Homes.
Organic-modern and earthy: light oak cabinetry and floors, travertine- and limestone-toned stone, soft plaster walls, matte black fixtures and layered, warm light, with a private rooftop deck for outdoor living.
Conceptual renderings for illustration only. Interiors show a shared design concept used across our Culver City SB 684 projects; final plans, layouts, square footage, finishes, fixtures, landscaping and amenities will vary by project and home and are subject to change. Furniture and décor are not included.
The Location
Why Culver City.
One of the most active places in Los Angeles County for SB 684: multifamily-zoned blocks in the flats, strong owner-occupant demand, and a location between the Westside and Downtown. SB 684 in Culver City →
A city of its ownAbout five square miles and roughly 40,000 residents, surrounded by Los Angeles’ Westside, with its own city hall, police, fire and planning department.
Studios and officesHome to Sony Pictures Studios and Amazon MGM Studios, with media and tech offices across downtown and the Hayden Tract.
SchoolsServed by Culver City Unified School District, a draw for the owner-occupant buyers these homes are designed for.
Getting aroundMetro’s E Line stops in Culver City, the Ballona Creek bike path runs to the coast, and Santa Monica, Downtown and LAX are all close.
Downtown Culver CityA walkable core of restaurants, theaters and the Culver Steps, with the Baldwin Hills Scenic Overlook nearby.
No Measure ULACulver City is outside the City of Los Angeles, so LA’s Measure ULA transfer tax does not apply. Culver City has its own transfer tax.
Investor Relationships
Interested in How We Work?
We develop Los Angeles residential projects alongside investors we know well, and the principals personally guarantee the project loans, never our investors. Project financials are shared privately, through each offering’s documents.
This page is for informational purposes only and is not an offer to sell or a solicitation of an offer to buy any security. Target dates are estimates, not commitments. Stages reflect the project as of October 2026. See Risks & Disclosures.