1145 W 89th Street, Los Angeles, California 90044, Los Angeles, 90044 - 2 bed, 1 bath
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Los Angeles, California 90044
This Value-Add Residential Asset enters the market at $599,000, representing a market-aligned entry point relative to its $576,176 Fair Market Value. While the 1916 structure carries a Condition Rating of 4 and requires significant modernization, the expansive 6,085 sqft lot and flexible LCR32OU zoning drive the primary value. These attributes provide a clear pathway for forced appreciation through ADU potential or the construction of a second dwelling. This probate sale represents a strategic acquisition for Buy-and-Hold Investors or Value-Add Developers seeking high-upside projects in South Los Angeles.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1145 W 89th Street Subject | $599,000* List Price | 2 | 1 | 876 | $658 | - |
A 530 W Colden Avenue W Sold | $500,000 | 2 | 1 | 924 | $541 | 0.9 mi |
B 800 W 97th Sold | $525,000 | 3 | 1 | 840 | $625 | 0.7 mi |
C 1327 West 97th Street Sold | $550,000 | 3 | 2 | 1,032 | $533 | 0.7 mi |
D 611 W 91st Active | $530,000 List Price | 3 | 2 | 884 | $600 | 0.6 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
Built in 1916, the property is functional but shows significant signs of age and deferred maintenance. While the living area features decent hardwood floors and recessed lighting has been added to the primary bedroom, the kitchen is dated with older cabinetry and appliances. Furthermore, the secondary bedroom contains heavily stained carpeting that requires immediate replacement, and the overall interior is described as a 'blank canvas' needing updates to meet modern standards.
Situated on a generous 6,085 sqft lot with LCR32OU zoning, the property offers significant upside for adding an ADU or a second dwelling, making it an ideal opportunity for investors or multi-generational families.
Built in 1916, the home retains classic architectural charm featuring original hardwood floors and custom built-in shelving, providing a solid aesthetic foundation for a high-end restoration.
The large backyard provides a rare amount of private outdoor space for the area, offering ample room for gardening, entertaining, or future structural expansion.
The property is described as a blank canvas needing updates, suggesting that buyers will need to budget for substantial capital improvements to modernize the 1916 structure.
As a probate sale with no warranties or guarantees on condition or permits, the transaction carries higher due diligence risks and potential procedural complexities for the buyer.
Opportunity, Charm, and Future Potential! Welcome to this 2-bedroom, 1-bath single-family home offering character, space, and exciting long-term possibilities. Whether you're a buyer looking for a place to call home, an investor seeking a value-add opportunity, or someone planning for future expansion, this property offers versatility and potential. Inside, the home features a spacious living and dining area with hardwood floors and custom built-in shelving, creating a warm and inviting space with classic charm. The kitchen offers ample cabinetry and storage, with an adjacent utility/laundry area providing flexibility for everyday convenience or future improvements. Primary bedroom is generously sized with recessed lighting. The second bedroom provides a blank canvas for updates and personalization. The bathroom features decorative tile finishes, walk-in tub, and room for customization. The large backyard offers abundant outdoor space, ideal for entertaining, gardening, or exploring possibilities for additional improvements over time. Situated in an LCR32OU zoned area, the property may offer options for expansion of 2nd dwelling in addition to a garage or ADU. Development depends on buyer plans and city approvals. Buyers are advised to verify zoning regulations and development possibilities with the City of Los Angeles. With its functional layout, generous lot, and flexible potential, this property presents a rare opportunity for buyers to move in, renovate, expand, or invest for the future. Property is a probate with NO court confirmation. Broker and agents do not represent or guarantee the accuracy of the square footage, income, expenses, condition, development potential, bedroom/bathroom count, lot size or lot lines, dimensions, permitted or non-permitted spaces, or school eligibility. Buyer is advised to independently verify the accuracy of all information with appropriate professionals. There are no warranties or guarantees, buyer to rely solely on his/her/their own findings. FIRST SHOWINGS TUESDAY, MARCH 17TH, 4-6PM. Call or text listing agent for showings.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 3.0 | 29% |
| Baths | 1.0 | 2.0 | 39% |
| Square foot | 876 | 1,335.5 | 11% |
| Lot Size | 6,085 | 5,278.5 | 67% |
| Price | $599.0K | $660.0K | 26% |
| Price per sq ft | $684 | $511 | 91% |
| Built year | 1916 | 1927 | 6% |
| HOA | $0 | $0 | 50% |
| Days on market | 42 | 181 | 3% |
Mar 11, 2026
$599,000
Initial Listing