12635 Promontory Road, Los Angeles, California 90049, Los Angeles, 90049 - 4 bed, 5 bath
ACTIVE$3,890,000$4,927/sqft
Est. Value: $2,609,234
-32%
AboveEstimate
12635 Promontory Road, Los Angeles, California 90049
4Beds
5Baths
4,927Sqft
268,913Lot
Price Vs. Estimate
The estimated value ($2,609,234.13) is $1,280,765.87 (32%) lower than the list price ($3,890,000). This property may be overpriced.
Key pros and cons
Top Pros:
High Available Lot Utilization: The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 268913, living area = 4927.
Top Cons:
Significant Overpricing: The current list price of $3.89M is substantially higher than the estimated property value of $2.61M, suggesting a potential overvaluation compared to market analytics.
Compared to the nearby listings
Price:$3.89M vs avg $3.89M (+$0)50%
Size:4,927 sqft vs avg 3,138 sqft79%
Price/sqft:$790 vs avg $1.3K8%
More Insights
Built in 1989 (37 years old).
Condition: Built in 1989, this property exhibits a dated aesthetic throughout, particularly in the kitchen with its cream-colored raised panel cabinets, older style countertops, and traditional light fixtures. The presence of glass block windows further reinforces a late 1980s/early 1990s design. While the property appears well-maintained and functional, it has not undergone significant modern renovations and requires substantial cosmetic updates to meet current luxury standards and buyer expectations.
Year Built
1989
Close
-
List price
$3.89M
Original List price
$3.89M
Price/Sqft
$790
HOA
$1,300
Days on market
-
Sold On
-
MLS number
25556365
Home ConditionFair
Features
Good View: Park/Greenbelt
ViewPark/Greenbelt
About this home
G
Gila Sabet
Listing Agent
Nearby schools
9/10
Roscomare Road Elementary School
Public,•K-5•1.9mi
5/10
Brentwood Science School
Public,•K-5•3.9mi
6/10
University Senior High School
Public,•9-12•4.5mi
6/10
University Senior High School Charter
Public,•9-12•4.5mi
Condition Rating
Fair
Built in 1989, this property exhibits a dated aesthetic throughout, particularly in the kitchen with its cream-colored raised panel cabinets, older style countertops, and traditional light fixtures. The presence of glass block windows further reinforces a late 1980s/early 1990s design. While the property appears well-maintained and functional, it has not undergone significant modern renovations and requires substantial cosmetic updates to meet current luxury standards and buyer expectations.
Pros & Cons
Pros
High Available Lot Utilization: The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 268913, living area = 4927.
Great Schools: Elementary School: Roscomare Road Elementary School (9/10).
Prestigious Location & Community: Situated within the highly desirable, guard-gated Mountaingate enclave in Brentwood, offering security, exclusivity, and a prime Los Angeles address.
Expansive Lot Size: An exceptionally large lot of 268,913 sqft (over 6 acres) provides significant privacy, ample outdoor space, and potential for extensive landscaping or future enhancements.
Generous Living Space: With 4 bedrooms and 5 bathrooms spread across 4,927 sqft, the property offers substantial living areas suitable for a large family or those who enjoy entertaining.
Community Amenities Access: Likely benefits from Mountaingate's resort-style amenities, such as a community pool, tennis courts, and hiking trails, as indicated by the association fee and comparable properties.
Desirable Elementary School District: Located within the highly-rated Roscomare Road Elementary School district (rating 9), a significant draw for families with young children.
Cons
Significant Overpricing: The current list price of $3.89M is substantially higher than the estimated property value of $2.61M, suggesting a potential overvaluation compared to market analytics.
Likely Dated Condition: Unlike recently sold comparable properties in the same community that highlight extensive, high-end remodels and new features, the subject property's description lacks such updates, implying it may require significant investment to modernize to current luxury standards.
High Association Fees: The $1300 association fee represents a considerable ongoing monthly expense, which could impact affordability and appeal for some prospective buyers.