Strip centers · California
Beverly Plaza Shopping Center (Los Angeles)
Proposed redevelopment of a strip mall into housing/retail; not a strong opportunity due to existing market activity, county population decline, and housing already documented. · summary, model-written
Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from. documented = a quoted excerpt (click to read it) · reported = a source named, no excerpt yet · no source.
Site profile10 elements · what this retrofit is built with · tap a chip for the evidence
Retrofit in the pipeline
This site: …proposed newtypes-extraction · all sites with this3+ other atlas sites within 10 km
This site: 11 within 10 km computed · all sites with this30,000+ vehicles a day on an adjacent road
This site: 45,037 on a counted road fhwa-hpms · all sites with thisCounty permitting 2,000+ apartment units a year
This site: 9,430 units, Los Angeles County census-bps · all sites with thisCounty typical rent $2,000+
This site: $2,806/mo zillow · all sites with thisShrinking county
This site: -2.5% census-acs · all sites with thisRedeveloped
This site: …proposed eight-story, mixed-use building record · all sites with thisHousing
This site: …new_use field newtypes-extraction · all sites with thisMixed use
This site: …proposed eight-story, mixed-use building newtypes-extraction · all sites with thisRetail (continued)
This site: …new_use field newtypes-extraction · all sites with thisNow
| Status | Retrofit proposednewtypes-extraction reported |
|---|---|
| Strategy | Redevelopment, proposedWikipedia no source |
| New uses | housing, mixed, retailWikipedia no source |
| What is there now | proposed eight-story, mixed-use buildingnewtypes-extraction reported |
| Redeveloper | J.J. Abraham and 400 S. Vicente LLCnewtypes-extraction reported |
Site context
| Housing permits, Los Angeles County (CA), 2024 | 9,430 units in 5+ unit buildings, 1,273 in 2–4, 9,106 single-family; 2023: 13,214 in 5+Census BPS |
|---|---|
| Other atlas sites nearby | 11 within 10 km, 37 within 25 km: Vacant Beverly Grove buildings (0.7 km); Town & Country Market (1.4 km); Crossroads of the World (4.8 km); Walker (6.8 km); Westside Pavilion (6.9 km)computed |
| Retail trade in the county, 2025 (BLS QCEW) | 391,331 jobs in 28,960 establishments; average annual pay $52,235; employment location quotient 0.87; employment -1.7% on the yearBLS QCEW 2025, NAICS 44-45, private |
| Jobs located in the tract, 2022 | 2,910 jobs; 894 in retail trade, 684 in accommodation and food (workplace blocks summed to tract 06037214800)Census LEHD LODES8 WAC 2022 |
| Upward mobility (Opportunity Atlas, 2010 tract) | children of low-income (25th percentile) families reached the 48th income percentile as adults; 0.0% incarcerated at the 2010 count (107 children in the sample); born 1978–83, measured 2014–15Opportunity Insights |
| Food access (USDA FARA 2019, 2010 tract) | not a low-access tract at 1 mile; poverty rate 6.0%; median family income $129,659; 0 SNAP householdsUSDA ERS |
| Schools | Los Angeles Unified School District (KG-12); 4 public schools within 1 mile: Horace Mann Elementary; Carthay Elementary Of Environmental Studies Magnet; Hancock Park Elementary; Rosewood Avenue ElementaryNCES EDGE |
| Elevation | 146 ft above sea level at the site pointUSGS 3DEP |
| Storm events in the county, 2016-2025 | 157 county-logged events: 86 flash flood, 35 thunderstorm wind, 21 debris flow, 6 hail; $8,000 property damage reported; 1 direct deaths; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events |
| Homes for sale in ZIP 90048, 2026-09 | median list price $2,322,250 (+2.3% on the year); 93 active listings; median 62 days on market; 7% with a price cutRealtor.com Research |
| Retail trade in the county, 2012 to 2023 | 28,998 establishments (+2%); 419,890 jobs (+8%)Census CBP |
| Housing market in the county | typical home value $871,674 (+0% 1 yr, +13% 5 yr); typical rent $2,806/mo (+1% 1 yr), 2026-09Zillow Research |
| Traffic on the busiest road within 600 m (2024) | 45,037 vehicles a day (principal arterial, 4 lanes); 4,972 trucks; 26 counted segmentsFHWA HPMS |
Summary, model-written
Beverly Plaza Shopping Center (strip mall, Los Angeles) is proposed for redevelopment into housing, mixed-use, and retail by J.J. Abraham and 400 S. Vicente LLC. An eight-story mixed-use building is planned. The project is marked as 'proposed' with no current construction or approval status confirmed. The opportunity score is 0.0 due to being 'already in play' (similar projects under construction/approved nearby), a county population decline (-2.5% 2018–23), median rent at $1,893, and housing already documented in the record. Context shows 11 nearby sites within 10km, including demolished buildings (Vacant Beverly Grove) and ongoing projects (Town & Country Market under construction). Housing market data shows ZHVI at $871,674 (2026-09) with modest annual growth. Retail employment and establishments grew 8.5% and 2.3% (2012–2023), respectively. Traffic volume is high (45,037 ADT) on a principal arterial road. No additional details on site-specific constraints or timeline are provided.
Why. The record explicitly states the project is not a strong opportunity due to existing market activity and demographic trends. No new development potential is indicated beyond the proposed plan.
Where it stands. Proposed, with no active construction or approval status noted. Developer and plan details are listed but unverified (status: 'draft').
For a planner
- High traffic volume (45k ADT) on a principal arterial may support mixed-use development.
- County population decline and median rent data suggest housing demand may be constrained.
For a developer
- Similar projects (e.g., Town & Country Market, Westside Pavilion) are already active nearby, reducing market differentiation.
- Housing market growth is modest (ZHVI +0.4% YoY), and the project is flagged as 'already in play'.
What we do not know yet
- No timeline or approval status provided for the proposed project.
- County population decline (-2.5%) may impact long-term demand, but no further context is given.
Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.
Similar sites
- Beverly Plaza Shopping Center, LOS ANGELES, CA · Strip centers · same strategy: redevelop; also in CA; 12 km away
- Victoria Golf Course, Carson, CA · Golf courses · same strategy: redevelop; also in CA; 29 km away
- Glendale Garden Apartments, Glendale, CA · Garden apartments · same strategy: redevelop; also in CA; 15 km away
- Sears department store, Glendale, CA · Big boxes · same strategy: redevelop; also in CA; 14 km away
Elsewhere on the web
Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar
Multifamily screen
- already in play: under construction, approved, or sold to a developer with housing plans
- county shrank -2.5% 2018–23
- median rent $1,893
- housing in the record
Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.
History and original facts
| County | Los Angeles County |
|---|---|
| Census division | 9 · Pacific |
| Notes | Draft from mynewsla.com, model-extracted, unreviewed: The Beverly Plaza Shopping Center, a strip mall, is proposed to be demolished and replaced with an eight-story mixed-use building containing 126 dwelling units and 11,615 square feet of ground-floor commercial space. |
Not yet recorded: acres, GLA, year opened, original developer, retrofit year. Know it? Tell us.
Sources
- Planning Commission Moves Forward Plans to Demolish Strip Mall for Housing
1 quoted sentence
Beverly Plaza Shopping Center