Los Angeles · rules updated October 2026
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2718 S Cochran Ave
Mid-City, Los Angeles 90016 · APN 5046-012-031
- Zone
- R2Two-family
- Lot
- 12,200 sf1,133 m² · 100 × 122 ft
- On the lot
- VacantNo structures
- Transit
- Expo/La Brea0.4 mi · Tier 2
RetentionWatched parcels get an alert when a new law changes what they can hold. SB 1123 and SB 79 both changed this map in the last 15 months.
Original plan
3homes
3 lots, needs a parcel map hearing
With 2026 state law
22homes
via SB 79, with items to confirm
Fastest approval
20homes
via SB 684 in 60 days. No hearing, no appeal.
Pathways
39 rule checksEvery legal route for this lot. Tap one to see it.
- Homes
- 20
- Lots
- 10
- Height
- 32 ft
- Coverage
- 49%
- Approval
- 60 days, no hearing
MoatA versioned rules engine: seven state laws plus Los Angeles' own implementation, each rule tied to its statute and effective date.
Why SB 684 works here
9 of 9 passedZoned for multifamily housing (R2)
Gov. Code §66499.41Lot of 5 acres or less, surrounded by urban uses
Gov. Code §66499.41No rent-controlled or deed-restricted units on site
Gov. Code §66499.41No tenant-occupied units in the past 5 years
Gov. Code §66499.41No Ellis Act withdrawal in the past 15 years
Gov. Code §66499.41Outside fire, flood, wetland, farmland and fault-zone exclusions
Gov. Code §65913.4(a)(6)10 lots of about 1,220 sf each (600 sf minimum, 10 lots maximum)
Gov. Code §66499.41Average home of 1,750 sf or less
Gov. Code §66499.41Los Angeles allows one attached ADU or JADU per new home: +10 units outside the 10-home cap
City of LA implementationMinisterial: no CEQA review, no hearing, no appeal; decision within 60 days
SB 684 · AB 130Traditional small-lot entitlements in LA averaged 24 months across 46 projects
The Vertical, Nov 2024
The numbers
Project cost
$10.2M
incl. $2.00M land
Rent per month
$65K
20 new homes
Net income per year
$517K
after vacancy and expenses
Yield on cost
5.0%
Moderate
| Home type | Count | Size | Rent |
|---|---|---|---|
| Small-lot home, 3 bed | 10 | 1,270 sf | $5K/mo |
| Attached ADU, studio | 10 | 350 sf | $2K/mo |
Compare pathways
| Pathway | New | Yield | |
|---|---|---|---|
| Today | 3 | 2.7% | |
| ADUs | 4 | 2.7% | |
| SB 684 | 20 | 5.0% | |
| SB 79 | 22 | 3.0% |
Planning assumptions: hard costs $275–475 per sf by home type, 25% soft costs, LA park fees near $8,400 per home and school fees of $4.08 per sf (source), ADUs under 750 sf exempt from impact fees, 5% vacancy, 30% operating costs. Rents and prices are demo samples for Mid-City.
Pro tierThe full pro forma, scenario compare and export sit behind Pro. The free check stops at homes and status.
Your project team
Sample profilesArchitect
Northlight Studio
Designs the small-lot homes and attached ADUs to LA standards. Small-lot homes and ADUs, 31 LA projects.
Surveyor and civil engineer
Arroyo Survey Co.
Prepares the tentative and final map for the subdivision. Parcel and tract maps across LA County.
Construction lender
Coastline Construction Lending
A construction loan sized to this pro forma. ADU, small-lot and ground-up loans.
MarketplacePros pay for introductions to owners who already know what they can build and what it pencils to.
One rules engine, versioned by date.
Every answer traces to a statute or a city rule with an effective date. When a new law takes effect, every saved parcel is scored again.
Two homes per single-family lot and a lot split, no hearing.
ADUs can be sold as condos. Los Angeles opted in.
Up to 10 homes on 10 small lots in multifamily zones.
SB 9 gets a 60-day clock and tighter limits on local rules.
The SB 684 path opens to vacant single-family lots.
SB 9 reaches historic districts, structures untouched.
Minimum heights and densities near major transit.