13009 Herrick, Sylmar, California 91342, Sylmar, 91342 - 8 bed, 4 bath
13009 Herrick
Sylmar, California 91342
Property Price
SUMMARY
Analysis of 13009 Herrick, Sylmar, California 91342 is currently available with a list price of $1,600,000. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the Sylmar 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.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
The property features three units that have been extensively renovated or newly built, including a modern ADU constructed in 2022. Interior images reveal high-quality contemporary finishes, including quartz countertops, stainless steel appliances, shaker-style cabinetry, recessed lighting, and updated bathrooms with modern tile work and fixtures. The overall condition reflects recent, comprehensive updates with no visible deferred maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Middle School: Robert Frost Middle School (9/10).
- High Income Potential
The property features three separate renovated residences on a single lot—a main house, a modern ADU, and a Jr. ADU—offering exceptional flexibility for multi-generational living or high-yield rental income.
- Recent Modernization
With the ADU constructed in 2022 and all units recently renovated, the property reduces the need for immediate capital expenditures and appeals to modern tenant preferences.
CONSRISKS & DEFICIENCIES
- High Density on Limited Lot
Fitting three units and a total of eight bedrooms onto a 6,750 square foot lot may result in limited private outdoor space and potential parking challenges for residents.
- Permit and Compliance Risks
The listing includes a strong disclaimer requiring buyers to independently verify all permits and ADU construction, suggesting potential complexities regarding zoning or legal square footage.
About 13009 Herrick
Excellent opportunity for large families or investors! 13007–13011 Herrick features three renovated residences on one lot. Front Unit Main House 13009 Herrick 3 bed 1bath. 13011 Herrick Back House ADU Modern 3 bed / 2 bath. Jr. ADU. 13007 Herrick 2 bed 1 bath. ADU built in 2022. Property can be delivered vacant or tenant occupied. Great flexibility and strong income potential... Buyer to conduct their own independent investigations regarding all aspects of the property, including but not limited to permits, square footage, additions, ADU/Jr. ADU construction, zoning, and condition. Seller and broker make no guarantees or warranties, expressed or implied.
Property Details
Public Facts
- Property Type
- Triplex
- Year Built
- 1952
- Lot Size
- 6,750 Sq. Ft.
Interior
- Total Bedrooms
- 8
- Total Bathrooms
- 4 (4 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sylmar Unified Schools
Dyer Street Elementary School
Grades K-5 • 0.6 mi
Sylmar Elementary School
Grades K-5 • 0.6 mi
El Dorado Avenue Elementary School
Grades K-5 • 0.7 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 8.0 | 3.0 | 60% |
| Baths | 4.0 | 3.0 | 60% |
| Square foot | 2,926 | 3,120 | 40% |
| Lot Size | 6,750 | 7,459 | 20% |
| Price | $1.60M | $1.38M | 60% |
| Price per sq ft | $547 | $442 | 60% |
| Built year | 1952 | 1959 | 40% |
| HOA | $0 | $0 | 50% |
| Days on market | 14 | 140 | 20% |
Pricing History
Listed for Sale
Feb 20, 2026
$1,600,000
Initial Listing
Sold
Jan 11, 2023
$1,200,000
Public Record
Sold
Aug 2, 2017
$508,000
Public Record
Sold
Apr 13, 2016
$360,000
Public Record
Sold
Jul 6, 2006
$510,000
Public Record