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 is listed at $599,000, offering a stable entry point near its $575,188 Fair Market Value. Currently holding a Condition Rating of 5, the 1916 structure requires a full-scale renovation to address aging infrastructure and modernize the expanded living areas. The property’s primary value lies in its 6,085 sqft lot and LCR32OU Zoning, which facilitate significant upside via ADU construction or multi-unit development. Located within the Los Angeles Unified School District near the 9/10 rated Middle College High School, this probate sale represents a strategic acquisition for Fix-and-Flip Investors or Developers seeking ROI-driven projects.
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 | 1,100 | $523 | - |
A 530 W Colden Avenue W Sold | $500,000 | 2 | 1 | 924 | $541 | 0.9 mi |
B 8637 Orchard Avenue Sold | $589,000 | 3 | 1 | 1,084 | $543 | 0.4 mi |
C 1327 West 97th Street Sold | $550,000 | 3 | 2 | 1,032 | $533 | 0.7 mi |
D 1325 W 84th Place Sold | $690,000 | 3 | 2 | 1,238 | $557 | 0.4 mi |
E 1331 W Manchester Sold | $480,000 | 2 | 1 | 1,030 | $466 | 0.3 mi |
F 524 W 91st Street Active Under Contract | $525,000 List Price | 3 | 2 | 1,107 | $474 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Property is extensive renovation needed.
Built in 1916 with no evidence of recent major renovations. The interior shows significant wear including stained/worn carpeting, peeling wood paneling, and a visible hole or unfinished patch in the bathroom ceiling. The kitchen and bathroom are extremely dated and require a full rehab to address potential safety and structural defects common in probate properties of this age.
Zoned LCR32OU on a generous 6,085 sqft lot, the property offers significant opportunity for an ADU or multi-unit development, providing excellent long-term value-add potential.
The home features an expanded kitchen and primary bedroom, along with classic character elements like hardwood floors and custom built-ins, offering more functional space than a standard 2-bedroom layout.
The property includes rare parking for up to three vehicles and a spacious backyard, providing essential convenience and versatility for outdoor entertaining or gardening in an urban setting.
Living area discrepancy between mls listing and other public or private record. mls listing living area = 1100, other record living area = 876.
The listing explicitly advises buyers to verify all permits and square footage for the expanded areas, indicating potential unpermitted work that could complicate financing or future renovations.
As a 1916 probate sale, the property likely requires substantial modernization and updates to aging infrastructure and systems to meet current building standards.
Great Potential! Comfort, Space & Room to Grow. Charming 2-bedroom home with spacious lot, expanded living areas, and parking for 3 cars. Welcome to this inviting 2-bedroom, 1-bath single-family home offering warmth, character, and flexibility for everyday living. Ideal for a buyer looking for a place to call home with the opportunity to personalize over time. Inside, you'll find a spacious living and dining area featuring hardwood floors and custom built-in shelving, creating a comfortable and welcoming atmosphere. The kitchen offers ample cabinetry and storage and has been expanded to provide additional space for cooking, with an adjacent utility/laundry area for added convenience. The primary bedroom is generously sized with recessed lighting and has been expanded for added comfort, while the second bedroom offers flexibility future updates. The Jack and Jill bathroom includes decorative tile finishes, a walk-in tub, and room for customization. The expansive backyard provides outdoor space ideal for entertaining, gardening, or enjoying time at home. Parking includes space for up to 3 vehicles, adding everyday convenience. Buyer to investigate and verify all permits, square footage, and use with appropriate professionals. Located in an LCR32OU zoned area, the property may offer development potential, including the possibility of an additional dwelling unit, garage, or other improvements, subject to buyer investigation and approval by the County of Los Angeles. This is a probate sale with no court confirmation required. Broker and agents do not guarantee the accuracy of square footage, lot size, zoning, condition, permitted or non-permitted spaces, or development potential. Buyer is advised to independently verify all information with appropriate professionals and rely on their own investigations. Showings by appointment only. Please call or text listing agent to schedule.
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 | 38% |
| Square foot | 1,100 | 1,322 | 29% |
| Lot Size | 6,085 | 5,309 | 66% |
| Price | $599.0K | $665.0K | 27% |
| Price per sq ft | $545 | $511 | 70% |
| Built year | 1916 | 1927 | 5% |
| HOA | $0 | $0 | 50% |
| Days on market | 12 | 187 | 1% |
Apr 21, 2026
$599,000
Initial Listing