48 hrs
A yes, a no, or our questions within two business days
For Agents, Wholesalers & Owners
Send Us
Your Deal.
We buy infill lots and small residential properties across the Westside, central Los Angeles and the Valley, especially sites that work under SB 684 and SB 1123. Every submission gets an answer within two business days.
Fast close
Cash or private financing when the deal calls for it
Agents paid
We work with listing and buyer agents and honor the agreed commission
Assignments
Wholesale contracts welcome
Acquisition Criteria
What We Buy.
We focus on two things: land we can turn into new homes under California’s SB 684 and SB 1123, and single-family homes in Class A, A− and B+ neighborhoods that we can remodel, expand and resell. We also buy small multifamily sites. Price ranges are typical, not limits; if a deal is close, send it.
| Property type | What we look for | Typical price |
|---|---|---|
| SB 684 / SB 1123 lots Core | Infill lots in the flats, preferably in Westside Class A / A− / B+ neighborhoods, that can carry four to ten new homes. Usually a dated owner-occupied single-family home on the lot; we price the land. See the site criteria ↓ | $800K – $3M |
| Single-family remodels Core | Fix-and-flip remodels in Class A / A− / B+ neighborhoods, Westside preferred, where we can add square footage and resell quickly. Select hillside projects, plus Beverly Hills proper and select Orange County and South Bay markets. See the remodel criteria ↓ | Resale under $5,400,000 in the City of LA; higher in Beverly Hills, select OC & South Bay |
| Small multifamily sites | Lots zoned for 2–14 units, or existing small buildings to rebuild or reposition. Includes 3–4 unit sites suited to tenancy-in-common sales. | $800K – $3M |
Situations we’re happy to take
- Off-market, on-market, or already under contract
- As-is condition, fixers and tear-downs
- Probate, trust and estate sales
- Occupied properties (tell us the tenant situation up front; for SB 684 sites, see the rental-history rules below)
- Vacant land and lots with plans in progress
What we pass on
- Condos and properties governed by an HOA
- Commercial, industrial and mixed-use sites
- Areas outside the neighborhoods below
- Deals that only work if prices rise or a rezoning is approved
- Sites needing design review board, HPOZ or Coastal Commission approval
- Single-family deals in the City of Los Angeles whose finished sale would trigger Measure ULA
SB 684 / SB 1123 Site Criteria
What Makes an
SB 684 Site Work.
These are infill lots in the flats, usually with a dated single-family home on them. We prefer Westside markets and Class A, A− and B+ neighborhoods, and the site has to clear the tenant-history and hazard rules in the law. If a property meets most of this list, send it: we’ll run the full eligibility review.
- Location: infill lots in the flats. Westside markets preferred, in Class A / A− / B+ neighborhoods: Culver City, Santa Monica, Mar Vista, Marina del Rey, Venice, Brentwood and similar.
- Existing home: owner-occupied, or no recent renters. An owner-occupied single-family home, or a single-family home with no rental history in the last 5 years.
- No Ellis Act filings on the property in the last 15 years.
- Not in a high or very high fire hazard severity zone. This rules out most hillside lots.
- Clear of the law’s other site exclusions: earthquake fault zones, special flood hazard areas and floodways, wetlands, protected habitat, hazardous waste sites and conservation easements.
- Zoning and size: a multifamily-zoned lot of up to 5 acres, or a vacant single-family-zoned lot of up to 1.5 acres. Usually 5,000 SF or larger, carrying four to ten new homes.
- Not already split under SB 9 or SB 684.
A screening summary, not legal advice. Final eligibility depends on the local agency’s review of the specific site.
We Close
Recent SB 684 Acquisitions.
Infill lots in the Culver City flats that met these criteria, now moving through entitlement — including the first SB 684 approval in Culver City.
Renderings are illustrative; plans and approvals may change. 3011 Sentney is shown with design direction from sister project 3562 Helms.
Single-Family Remodel Criteria
What Makes a
Remodel Deal Work.
For single-family homes we look for fix-and-flip remodels: an under-improved house in a strong neighborhood where we can add square footage, finish it to a high standard and sell it in a short time frame. In the City of Los Angeles we price every purchase so the finished home sells below the Measure ULA threshold; outside the city, we consider higher price points.
- Location: Class A, A− and B+ neighborhoods only. Westside markets preferred; we consider select hillside projects.
- Upside: room to add square footage. Unused floor area, an expandable footprint, or a layout that can grow, so the remodel adds real value.
- Speed: short, defined scope. Remodel and expansion projects we can complete and resell quickly, rather than long ground-up builds.
- In the City of Los Angeles: exit price below the Measure ULA threshold. We buy at a price point where the finished home sells for less than $5,400,000, so the sale doesn’t trigger the city’s “mansion tax” (threshold adjusted each July).
- Outside Measure ULA: higher purchase prices considered. In Beverly Hills proper and select Orange County and South Bay markets, where Measure ULA doesn’t apply and resale liquidity is higher than average, we’ll look at larger purchases.
- No design review boards or Coastal Commission review. We pass on sites that need design review board approval, sit in a historic preservation overlay zone (HPOZ), or fall in the Coastal Zone.
Measure ULA threshold per the City of Los Angeles Office of Finance, effective July 1, 2026. It applies to sales within City of Los Angeles limits.
Where We Buy
Our Neighborhoods.
These are the submarkets we know block by block. For SB 684 and SB 1123 sites, we focus on the Westside flats in Class A, A− and B+ neighborhoods; hillside lots in high fire hazard zones don’t qualify.
Westside flats · SB 684 priority
The Westside
Culver City, Santa Monica, Mar Vista, Marina del Rey, Venice, Brentwood, Palms, Del Rey, West Los Angeles, Westchester
Central & the Hills
Hollywood & Beverly Grove
Hollywood, Beverly Grove, the Hollywood Hills and the Sunset Strip (luxury remodels in the Hills)
The Valley
Studio City to North Hollywood
Studio City, Sherman Oaks, Valley Village, North Hollywood
Single-family · outside Measure ULA
Beverly Hills, OC & South Bay
Beverly Hills proper and select Orange County and South Bay markets with higher-than-average resale liquidity; higher purchase prices considered
Submit a Property
Tell Us About
the Deal.
Only the address and your contact details are required. The more you share (asking price, lot size, zoning, photos), the faster we can give you a real answer.
What happens next
- We review the site, zoning and comparables.
- Within two business days you get a yes, a no, or our questions.
- If it fits, we walk the property and make an offer.
Prefer to talk?
info@assemble.capital
(310) 704-1794 · Oliver Thornton, acquisitions
Questions
For Agents & Wholesalers.
Do you work with buyer’s and listing agents?
Yes. We work with agents on both sides and honor the agreed commission. Bring us a deal and you stay on it.
Do you buy on assignment from wholesalers?
Yes. Send deals you have under contract, with the contract price and your assignment terms, and we’ll tell you quickly whether it works for us.
How fast can you close?
When the deal calls for it, we can close quickly with cash or private financing. Timing depends on title, the seller’s needs and any due diligence the site requires; we’ll tell you our timeline with the offer.
What happens after I submit?
Within two business days you’ll get a yes, a no, or our questions. If it fits, we walk the property and make an offer.
Do you look at deals outside these neighborhoods?
Yes, selectively. For single-family remodels we also buy in Beverly Hills proper and select Orange County and South Bay markets, where Measure ULA doesn’t apply. For SB 684 and SB 1123, we occasionally look at flat, urban land elsewhere in Los Angeles County. If you’re unsure, send it.