Land Advisors Organization is pleased to exclusively present 11710 Valley Boulevard, a ±2.81-acre residential infill development opportunity in the City of El Monte, Los Angeles County. The property consists of six contiguous, generally flat parcels situated along Valley Boulevard at La Madera Avenue, approximately 500 feet south of Interstate 10. With all previous structures demolished, the site offers a vacant, assembled development opportunity within the established and supply-constrained San Gabriel Valley housing market.
The property is zoned Mixed/Multiuse (MMU) and identified in the City of El Monte's 2021–2029 Housing Element at a density of 25 to 50 dwelling units per acre, representing an estimated development potential of approximately 70 to 140 residential units, subject to City review and approvals. A previously approved 83-unit residential development plan, consisting of 40 townhomes and 43 podium residences, provides a valuable conceptual starting point for prospective buyers. Although the prior entitlements have expired, the existing plans and supporting materials offer insight into potential development configurations while allowing buyers to explore alternative residential concepts.
Strategically positioned near Interstate 10 and Interstate 605, the property provides convenient regional connectivity to Downtown Los Angeles, the San Gabriel Valley, and the Inland Empire. Residents would benefit from proximity to established retail centers, restaurants, schools, healthcare facilities, and employment destinations. Nearby amenities include Five Points Plaza, El Monte Shopping Center, and El Monte Station, a major Metro and Foothill Transit hub located approximately 1.2 miles from the site. The property is also approximately 13 minutes from the City of Industry and 36 minutes from Downtown Los Angeles under the weekday morning traffic conditions analyzed.
The surrounding residential market further supports the property's development appeal. Nine actively selling new-home communities throughout El Monte and neighboring cities recorded an average sales pace of approximately 3.7 homes per month as of October 2026. Additionally, four nearby townhome communities successfully sold out between June 2025 and October 2026, demonstrating continued buyer activity for new residential product. With limited vacant land remaining in the City and an ongoing need for additional housing, 11710 Valley Boulevard presents an opportunity to introduce new residential inventory in an established Los Angeles County market.
The property is also located within a census tract designated as a 2027 Qualified Census Tract (QCT), potentially providing additional financing advantages for qualifying affordable or mixed-income rental developments through the Low-Income Housing Tax Credit program, subject to applicable requirements and approvals.
The property is offered unpriced, with best offers due Thursday, November 5, 2026, at 5:00 PM Pacific. Both quick-close and entitlement-contingent offers will be considered.
