13021 Magnolia, Sherman Oaks, California 91423, Sherman Oaks, 91423 - 3 bed, 1 bath
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13021 Magnolia
Sherman Oaks, California 91423
ACTIVE
CONDITION: TEAR DOWN
3Beds
1Baths
1,282Sq Ft
11,225Lot Size
Property Price
LIST PRICE$1,299,000
EST. MARKET VALUE
$1,252,821
3% AboveMARKET VALUE
SUMMARY
This Prime Residential Development Opportunity is listed at $2,135,500, reflecting a stable price point relative to its $2,091,301 Fair Market Value. This asset is a critical piece of a rare 1.29-acre flat land assemblage in the heart of Sherman Oaks, offering unparalleled potential for a high-density or luxury residential project. With a Condition Rating of 6, the property is an "as-is" acquisition slated for demolition. Its proximity to Top-Rated Schools like Warner Avenue Elementary ensures long-term exit value. This is a high-reward Value-Add Acquisition for Real Estate Developers or Institutional Investors.
Estimated Market Value
$1,252,821
Based on Realkey algorithm analyzing recent comparable sales in Sherman Oaks.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13021 Magnolia Subject | $1,299,000* List Price | 3 | 1 | 1,282 | $977 | - |
A 5018 Sunnyslope Avenue Sold | $1,200,000 | 2 | 2 | 1,154 | $1,040 | 0.6 mi |
B 13029 Magnolia Active | $1,299,000 List Price | 3 | 1 | 1,377 | $943 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Tear down
TeardownExcellent
Property is land value only, full reconstruction required.
This property is explicitly marketed as a 'Developer Alert' and a land acquisition opportunity. The existing structures date back to 1921 and 1937, are being sold in 'as-is' condition, and the listing description emphasizes the 1.29 acres of flat land for a 'signature project,' indicating the buildings are likely unlivable and slated for demolition.
PROSSTRENGTHS & OPPORTUNITIES
- 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 = 11225, living area = 1282.
- Great Schools
Elementary School: Warner Avenue Elementary School (9/10).
- Massive Development Potential
This rare offering features approximately 1.29 acres of flat land across four adjacent lots, providing an exceptional blank canvas for a high-density or luxury residential project in a high-demand area.
CONSRISKS & DEFICIENCIES
- As-Is Condition
The existing structures date back to 1921 and 1937 and are being sold in as-is condition, necessitating complete demolition and significant site preparation costs before new construction can begin.
- Complex Acquisition Requirement
The sale is contingent upon purchasing all four parcels together for a total of $6,000,000, which requires substantial upfront capital and may complicate financing for non-institutional buyers.
About 13021 Magnolia
DEVELOPER ALERT – PRIME SHERMAN OAKS OPPORTUNITY! Rare opportunity to acquire a property in the heart of Sherman Oaks—one of the San Fernando Valley's most desirable neighborhoods. Originally built in 1921, this property is being sold AS-IS and presents exceptional potential for developers, builders, investors, or end users looking to create a custom residence or signature project. Ideally situated near premier shopping, dining, entertainment, and major transportation routes, this centrally located property offers endless possibilities in a highly coveted location. Opportunities like this are few and far between—bring your vision and unlock the full potential of this exceptional offering.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1937
- Lot Size
- 11,225 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 1 (1 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sherman Oaks Unified Schools
John B. Monlux Elementary School
Grades K-5 • 1.1 mi
6/10
Erwin Elementary School
Grades K-5 • 1.3 mi
6/10
Kester Avenue Elementary School
Grades K-5 • 2.3 mi
9/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 3.0 | 3.5 |
| Baths | 1.0 | 3.0 |
| Square foot | 1,282 | 2,301.595 |
| Lot Size | 11,225 | 7,836.892 |
| Price | $1.30M | $1.78M |
| Price per sq ft | $1.0K | $827 |
| Built year | 1937 | 1954 |
| HOA | $0 | $170 |
| Days on market | 196 | 58 |
Pricing History
Listed for Sale
Aug 22, 2026
$1,299,000
$1,500,000
-13% Price Drop
Initial Listing
Price Change
Jul 1, 2026
$1,500,000
$2,135,500
-30% Price Drop
Initial Listing
Price Change
Feb 26, 2026
$2,135,500
Initial Listing
Price Change
Feb 25, 2026
$895,000
Initial Listing