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13191 13189 Herron Street, Sylmar, California 91342, Sylmar, 91342 - 6 bed, 3 bath

13191 13189 Herron Street, Sylmar, California 91342 home-pic-0
ACTIVE UNDER CONTRACT$799,900
13191 13189 Herron Street, Sylmar, California 91342
6Beds
3Baths
1,650Sqft
7,680Lot
Year Built
1955
Close
-
List price
$800K
Original List price
$800K
Price/Sqft
$485
HOA
-
Days on market
-
Sold On
-
MLS number
SR25268948
Home ConditionFair
Features
Good View: Mountain(s), Neighborhood
ViewMountain(s), Neighborhood

About this home

Fairly Priced:The estimated price is in line with the list price. We found 3 Cons,6 Pros. Rank: price - $799.9K(36th), sqft - 1650(50th), beds - 6(93th), baths - 3(54th).

Welcome to 13191 & 13189 Herron St, a spacious property offering a combined approx. 1,650 sq. ft. of living space, featuring 6 bedrooms and 3 bathrooms in one of Sylmar’s most desirable neighborhoods. The main home includes 4 bedrooms, 2 bathrooms, and approx. 1,190 sq. ft., while the permitted, detached ADU provides an additional 2 bedrooms, 1 bathroom, and approx. 460 sq. ft. Situated on a generous 7,680 sq. ft. lot, this property is ideal for first-time buyers or investors seeking strong rental income potential. The detached ADU, complete with its own separate address, is perfect for in-laws, extended family, or tenants. Enjoy close proximity to Mission College, O’Melveny Park, Veterans Park, and El Cariso Park & Golf Course, along with quick access to the 210, 5, 405, 118, and 14 freeways for an easy commute.

Price History

Date
Event
Price
12/02/25
Listing
$799,900
Condition Rating
Fair
Built in 1955, the property shows signs of age with some functional but outdated components. While one bathroom appears to have a relatively modern shower enclosure and vanity, and one kitchen has updated cabinets and appliances, the overall impression is that of a home that has been maintained but not extensively renovated recently. The ADU's kitchen features basic, possibly DIY-painted cabinets and appliances, and a significant portion of the ADU (as seen in image 7) appears to be an unfinished or poorly maintained space, impacting the overall quality. The flooring is predominantly ceramic tile, which is durable but can appear dated. The property is livable but would benefit from cosmetic updates and some repairs to bring it to a more desirable standard, aligning with the 'fair' condition criteria.
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 = 7680, living area = 1650.
Permitted Detached ADU: The property includes a permitted, detached ADU with its own address, offering significant flexibility for rental income, multi-generational living, or extended family.
Strong Income Potential: Explicitly identified as ideal for investors, the property, particularly with the ADU, presents a clear opportunity for strong rental income.
Excellent Commuter Access: Offers quick access to major freeways (210, 5, 405, 118, and 14), ensuring an easy commute across the region.
Desirable Neighborhood & Amenities: Situated in one of Sylmar’s most desirable neighborhoods, with close proximity to Mission College, O’Melveny Park, Veterans Park, and El Cariso Park & Golf Course.
Generous Lot Size & Mountain Views: Features a substantial 7,680 sq. ft. lot and offers desirable mountain views, enhancing outdoor living and aesthetic appeal.

Cons

Age of Construction (1955): Built in 1955, the property may have older systems (e.g., plumbing, electrical) and require updates to meet modern standards or preferences, potentially incurring additional costs.
Compact Living Spaces: With 6 bedrooms and 3 bathrooms across a combined 1,650 sq. ft. (1,190 sq. ft. for 4/2 in main house), individual room sizes may be smaller, potentially feeling cramped for larger families.
Lack of Main House Renovation Details: The description highlights the ADU's features but is silent on recent renovations or the current condition of the main house, suggesting potential for outdated finishes or systems that may require investment.

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