1180 Amanda Cir, Brentwood, California 94513, Brentwood, 94513 - 4 bed, 3 bath
1180 Amanda Cir
Brentwood, California 94513
Property Price
SUMMARY
Analysis of 1180 Amanda Cir, Brentwood, California 94513 reveals a Prime Investment Opportunity with a current list price of $575,000—significantly undercutting the $615,169 Fair Market Value by 6%. This valuation gap indicates a +$40,169 Instant Equity potential for buyers. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the Brentwood Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1180 Amanda Cir Subject | $575,000* List Price | 4 | 3 | 1,877 | $328 | - |
A 855 Darby Dr Sold | $735,000 | 4 | 3 | 1,877 | $392 | 0.3 mi |
B 738 Valley Green Dr Sold | $625,000 | 3 | 2 | 1,634 | $382 | 0.1 mi |
C 97 Scarlet Way Sold | $550,000 | 2 | 2 | 1,741 | $316 | 0.8 mi |
D 126 Moss Hollow Ct Sold | $695,000 | 3 | 3 | 2,010 | $346 | 0.6 mi |
E 1532 Carlton Way Sold | $652,000 | 2 | 2 | 1,846 | $353 | 0.6 mi |
F 437 Apple Hill Dr Sold | $719,800 | 4 | 3 | 1,861 | $387 | 0.9 mi |
G 595 595 Pomona Dr Active | $649,000 List Price | 3 | 2 | 1,793 | $362 | 1.0 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
Built in 1989, this property is a classic 'fixer' that appears to be in mostly original condition. The kitchen features dated oak cabinetry, white tile countertops, and older appliances. The bathrooms and flooring (worn carpet and linoleum) are also original to the build date. While the structure appears sound and functional, the home requires significant cosmetic updates and modernization of systems to meet current standards, fitting the criteria for a well-maintained but outdated 35-year-old home.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
High School: Heritage High School (9/10).
- Significant Equity Potential
Positioned as one of the most competitively priced homes in Brentwood, this property offers a prime opportunity for investors or first-time buyers to build instant equity through cosmetic renovations.
- Functional Family Layout
The 1,877-square-foot interior features a highly desirable floor plan with four bedrooms and separate living, dining, and family rooms, providing ample space and privacy for a growing household.
CONSRISKS & DEFICIENCIES
- Required Renovation
As a designated 'fixer,' the home requires immediate investment in cosmetic updates and repairs, which may be a hurdle for buyers seeking a move-in-ready experience.
- Aging Systems
Built in 1989 and sold in fixer condition, the property likely features original systems and finishes that may necessitate additional capital for modernizing infrastructure beyond just aesthetics.
About 1180 Amanda Cir
Opportunity knocks! Best deal in Brentwood! This small fixer offers incredible potential with minimal investment to truly shine. Featuring a desirable layout with separate family, dining, and living rooms. Abundant natural light fills the interior, creating a bright and welcoming atmosphere throughout. With a little vision and cosmetic updates, this property can be transformed into a stunning home or a smart investment. Generous backyard with established trees, offering privacy and plenty of room to create your own outdoor retreat. Whether you’re a first-time buyer looking to build instant equity or an investor searching for value, this is the best deals in Brentwood. Don’t miss this chance to unlock the potential of a home in a great neighborhood.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1989
- Lot Size
- 5,890 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Brentwood Unified Schools
Ron Nunn Elementary School
Grades K-5 • 0.7 mi
William B. Bristow Middle School
Grades 6-8 • 0.4 mi
Heritage High School
Grades 9-12 • 2.0 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 1,877 | 2,242 | 29% |
| Lot Size | 5,890 | 6,500 | 36% |
| Price | $575.0K | $765.0K | 11% |
| Price per sq ft | $306 | $343 | 27% |
| Built year | 1989 | 2002 | 12% |
| HOA | $0 | $0 | 50% |
| Days on market | 31 | 178 | 1% |
Pricing History
Listed for Sale
Feb 4, 2026
$575,000
Initial Listing
Sold
Oct 26, 2015
$420,000
Public Record
Sold
Oct 13, 1999
$219,000
Public Record