Affordable housing rises on a single-family lot in Mar Vista

Overview

Updated 1 hour ago

Wood framing is rising at 3990 S. Wade St. in Mar Vista, where a single-family home is being replaced by a five-story, 21-unit apartment building. Twenty of the units will be rented to low- and moderate-income households, and the project has no on-site parking.

The building's size is the point. Density bonus incentives let the developer exceed zoning limits in exchange for affordability, and Los Angeles' Executive Directive 1 streamlines approval for fully affordable projects. Each small project adds to the city's affordable supply, but construction and leasing will test whether the model delivers.

Why it matters

Los Angeles needs affordable units, and this small Mar Vista project shows how streamlined approvals and density bonuses turn single-family lots into them.

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Key Indicators

Total apartments

Five-story building with studios, one- and two-bedroom units.

Income-restricted apartments

16 low-income and 4 moderate-income units, plus one manager's unit.

On-site parking spaces

The project includes bicycle parking instead of car parking.

Building stories

Five-story podium-type building with rooftop amenity decks.

$1M–$5M

Stated construction value

Permit lists a value between $1 million and $5 million.

Voices

Curated perspectives — historical figures and your fellow readers.

People Involved

David Cohen

Applicant and developer, ELAD Investment, LLC

Developing the 21-unit project at 3990 S. Wade St.

Organizations Involved

ELAD Investment, LLC

Real estate developer

Developer and property owner of 3990 S. Wade St.

The developer and property owner behind the 21-unit affordable project in Mar Vista.

Commun

Architecture firm

Designer of 3990 S. Wade St.

The architecture firm designing the five-story affordable building in Mar Vista.

Los Angeles Department of Building and Safety

Municipal building department

Issued the building permit for 3990 S. Wade St.

The city department that issues building permits and inspections for Los Angeles projects.

Timeline

April 2025 November 2026

3 events Latest: Today

November 2026
Wood framing rises at Mar Vista site
Today Construction

Wood framing rises at the Mar Vista site. The project is moving toward an estimated 2027 completion.
Today
January 2026
City issues building permit
Permit

The city issues a building permit for the five-story, 21-unit project. The permit lists 16 low-income and 4 moderate-income units.
January 21st, 2026
April 2025
Plans surface for 21-unit affordable building
Development

Plans surface for a 21-unit affordable building at 3990 S. Wade St. The project is proposed under Los Angeles' Executive Directive 1.
April 29th, 2025

Scenarios

Project opens by mid-2027

Likely Resolves by Q2 2027

Discussed by: Builtie's permit-based construction estimate

Builtie estimated a February 2027 completion based on the January 2026 permit and typical build times. If framing, facade and inspections stay on pace, the building could receive a certificate of occupancy, the city's approval to occupy the building, and begin leasing in the first half of 2027.

Construction stalls into 2028

Possible Resolves by End of 2027

Discussed by: Builtie's project page, which labels its completion date an estimate

Small affordable projects can face financing, inspection or trade delays. If the project misses its estimated 2027 completion, the frame could sit exposed and leasing slips into 2028.

Historical Context

2 moments from history that rhyme with this story — and how they unfolded.

2022

Los Angeles Executive Directive 1 (2022)

Mayor Karen Bass issued Executive Directive 1 to speed approvals for fully affordable housing projects. The program gives qualifying projects a streamlined path through city review.

Then

Projects like 3990 S. Wade St. can move from application to permit faster.

Now

The directive has become a main route for small affordable infill projects in Los Angeles.

Why this matters now

This project advanced under Executive Directive 1, according to LA YIMBY.

2019-2020

California density bonus amendments (2019-2020)

State laws Assembly Bill 1763 and Assembly Bill 2345 expanded density bonuses for projects that include affordable units. The permit for 3990 S. Wade St. cites both.

Then

Developers can build larger structures than zoning allows in exchange for affordable units.

Now

Density bonuses have become a standard tool for fitting more housing on small lots.

Why this matters now

The five-story height and reduced setbacks at 3990 Wade depend on those incentives.