
Los Angeles, California 90049
This expansive residence in the guard-gated Mountaingate community represents a Strong Value Opportunity, listed at $3,750,000—positioned well above the $3,435,070 Fair Market Value by 9%. While the property requires cosmetic updates, its Condition Rating of 4 and massive 268,913 sqft lot offer significant potential for personalization. Featuring a private pool, spa, and mountain views, this home provides a secure, resort-style lifestyle near top-rated schools like Roscomare Road Elementary. This is an ideal acquisition for Value-Add Investors or Owner-Occupants seeking a grand-scale Brentwood estate.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 12639 Promontory Road Subject 4 bd · 5 ba · 5,023 sqft · $685 | $3,750,000* List Price | 4 | 5 | 5,023 | $685 | - |
A 12683 Promontory Road Sold 4 bd · 5 ba · 4,883 sqft · $683 · 0.0 mi | $3,333,175 | 4 | 5 | 4,883 | $683 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
Built in 1989, the home is spacious and functional but shows its age with dated finishes. The kitchen and bathrooms feature older tile work, countertops, and fixtures from a previous era. While move-in ready and lacking major structural defects, it is sold 'As Is' and requires cosmetic updates and minor remodeling to bring it up to modern standards.
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 = 5023.
Elementary School: Roscomare Road Elementary School (9/10).
Offered at approximately $747 per square foot, this property provides over 5,000 square feet of grand-scale living in Brentwood, representing a significant value opportunity for the area.
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =268913, other record lot size in square feet = 268832.
As a trust sale sold in as-is condition, the property likely requires immediate capital investment for modernization or repairs to meet contemporary luxury standards.
The monthly association fee of $1,421 is substantial, adding a significant recurring expense to the property's overall cost of ownership.
Over 5,000 square feet of grand-scale living with 24-hour guard gated security in the picturesque Mountaingate community of Brentwood. An extraordinary combination of space, security, privacy and resort-style living, this 4BR, 4.50BA home is one of the most ideal retreats in LA! Soaring ceilings, dramatic architectural volume, tall doors, oversized windows and sweeping open views create light-filled interiors with an impressive sense of scale from the moment you enter. The main level features expansive living and dining rooms, a comfortable family room, and spacious kitchen with breakfast area. Upstairs, a library provides an ideal setting for a home office, study or relaxed den for family members to enjoy. The generous primary suite features a veranda, fireplace, high ceilings and large bath with dual amenities and two walk-in closets. BR's 2,3 and 4 are all ensuite and offer full privacy on their own wings. Hardwood floors throughout much of the residence, three fireplaces and a three-car garage complete the interior. Outside, a low-maintenance backyard creates its own resort-like setting with BBQ, entertainers patios, a refreshing pool and an exceptionally large spa with ample room for exercise or simply relaxing outdoors. Ready to enjoy today with minor remodeling while offering an exceptional opportunity to personalize over time. For more than two decades, this was the longtime home of NBA veteran and trailblazer Jason Collins, a groundbreaking figure whose influence and legacy extended far beyond the basketball court. Mountaingate offers a unique park-like environment with 24-hour guard-gated security and hourly manned patrols, beautifully maintained common-area landscaping, trash-can services, community pool and spa, alarm monitoring and other community services. Enjoy the breathtaking Santa Monica conservatory mountains with its glorious hiking trails and stunning natural terrain. Plus, great schools - Roscomare, Paul Revere and Palisades High. Optional membership at Mountaingate Country Club offers golf, tennis and social memberships with restaurant and gym/fitness facilities. Conveniently located near the Getty, UCLA , USC and the best dining and shopping of Brentwood and the Westside. Offered at approximately $747 per square foot, this is an exceptional opportunity to own more than 5,000 square feet in Brentwood and a remarkable combination of scale, security, privacy and value. TRUST SALE, As Is condition, no court confirmation needed. Please use Trust Advisory with offer.
No exterior & parking available.
Grades K-5 • 1.9 mi
Grades K-5 • 3.9 mi
Grades 9-12 • 4.5 mi
No sensitive facilities data found.
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 4.0 | 3.0 |
| Baths | 5.0 | 2.0 |
| Square foot | 5,023 | 1,675.469 |
| Lot Size | 268,913 | 6,126.393 |
| Price | $3.75M | $1.34M |
| Price per sq ft | $747 | $800 |
| Built year | 1989 | 1941 |
| HOA | $1421.0 | $262 |
| Days on market | 46 | 56 |
Sep 8, 2026
$3,750,000
Initial Listing
Oct 13, 2004
$2,390,000
Public Record
Aug 12, 1997
$1,236,000
Public Record