13025 Dronfield Avenue, Sylmar, California 91342, Sylmar, 91342 - 3 bed, 2 bath
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Sylmar, California 91342
This Probate Value-Add Asset is listed at $578,000, aligning with its $562,316 Fair Market Value as a stable entry point for the Sylmar market. The property’s Condition Rating of 5 and "as-is" probate status signal a significant opportunity for forced appreciation through a comprehensive rehabilitation of its 1956 systems. The +/- 6,271 Sq Ft Lot offers potential for an ADU to maximize rental yield, while the location provides access to the 9/10 rated Robert Frost Middle School. This acquisition is an ideal project for Fix-and-Flip Investors or Contractors seeking high-upside equity growth.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13025 Dronfield Avenue Subject | $578,000* List Price | 3 | 2 | 1,259 | $447 | - |
A 12948 Phillippi Sold | $600,000 | 4 | 2 | 1,420 | $423 | 0.1 mi |
B 13567 Eldridge Avenue Sold | $525,000 | 3 | 1 | 1,027 | $511 | 1.0 mi |
C 14529 Paddock Street Pending | $600,000 List Price | 3 | 2 | 1,443 | $416 | 0.8 mi |
* Subject property listed price vs sold prices of comps.
Property is extensive renovation needed.
Built in 1956 and sold as-is via probate auction, the property appears to have significant deferred maintenance and original, outdated features. The listing's 'as-is' condition, lack of inspection contingencies, and price point well below market value suggest that major systems, the kitchen, and bathrooms require substantial rehabilitation and modernization.
Middle School: Robert Frost Middle School (9/10).
Priced well below market value at $395,000, this property presents a prime opportunity for investors or developers to gain substantial equity in the Sylmar market through renovation.
The property is zoned for high-performing educational institutions, including Robert Frost Middle School which boasts a 9/10 rating, adding significant long-term value for families.
The home is occupied by a non-paying family member and will likely be delivered occupied, potentially requiring the buyer to undergo a costly and time-consuming eviction process.
As a probate auction sale, there are no contingencies for financing, appraisal, or inspections, requiring a high-risk, cash-heavy commitment from the purchaser.
Probate Sale! Estate of Donna Lange. ALL CASH SALE! Buyer must provide 10% Cashiers Check payable to the ESTATE OF DONNA LANGE and Proof of Funds! This property is subject to confirmation and overbidding, the listing price is the minimum overbid, court date and time are TBD. This 3 bed; 2 bath Single Family Home built in 1956 features +/-1,259 Sq Ft of living space, +/-6,269 Sq Ft lot, Zoned LAR1; APN: 2509-010-007. The property is occupied by a family member of the estate and they do not pay rent. There are no inspection contingencies. The property will be occupied at the close of escrow unless the occupant moves out prior to auction day. Please Do Not Disturb Occupant! This Property is offered together with improvements thereon as is, where is, with no warranty expressed or implied. (Timing of hearing is subject to the courts calendar approximately 60-days after the initial offer deadline date).
No exterior & parking available.
Grades K-5 • 0.5 mi
Grades K-5 • 0.7 mi
Grades K-5 • 0.8 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 1,259 | 1,595 | 25% |
| Lot Size | 6,271 | 8,049 | 16% |
| Price | $578.0K | $825.0K | 4% |
| Price per sq ft | $459 | $529 | 30% |
| Built year | 1956 | 1962 | 36% |
| HOA | $0 | $0 | 50% |
| Days on market | 37 | 166 | 1% |
Apr 15, 2026
$578,000
$395,000
+46% Price Increase
Initial Listing
Mar 16, 2026
$395,000
Initial Listing