13238 Reservoir Avenue, Sleepy Valley, California 91390, Sleepy Valley, 91390 - 0 bed, 1 bath
Loading property details...
Sleepy Valley, California 91390
Analysis of 13238 Reservoir Avenue, Sleepy Valley, California 91390 is currently available with a list price of $299,000. The property maintains a Tear down Condition Rating (10/100), reflecting significant deferred maintenance. This property is best suited for experienced investors or developers prepared for substantial renovation work. Located in a high-demand neighborhood within the Sleepy Valley Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for Experienced Investors and Fix-and-Flip Specialists.
Property is land value only, full reconstruction required.
Built in 1941 (80+ years old) with no recorded renovations; the structure lacks a functional kitchen, requires a city-mandated retaining wall for safety, and is marketed primarily for the development potential of the five included parcels.
The sale includes a total of five parcels, providing a generous lot configuration that offers exceptional flexibility for expansion, custom building, or land development.
The property features an established structure with plumbing, a full bathroom, and washer/dryer hookups, serving as a solid foundation and cost-saving starting point for a complete renovation.
Located in a quiet neighborhood that offers a peaceful retreat from city life while remaining conveniently close to essential shopping and grocery stores.
The property is subject to a city notice requiring a retaining wall and has discrepancies in county records regarding bedroom count, which may complicate financing and permitting.
Sold in as-is condition with a very small footprint of 258 square feet and no finished kitchen, the structure requires significant capital investment to be made habitable.
Enjoy the quiet, semi-rural neighborhood that feels worlds away from the hustle of the city, yet remains conveniently close to grocery stores, shops, and everyday essentials. The property includes an existing 2-bedroom structure with a full bathroom, washer/dryer hookups, and plumbing connections ready for a kitchen — a solid foundation for the right buyer to customize, expand, or use as a base while building out the land. A storage shed adds additional utility. The generous lot configuration offers exceptional flexibility. The sale is for a total of 5 parcels, including the one with the home and storage shed. All must be sold together. CASH only sale due to condition, however seller may consider carrying financing with acceptable terms. Property will not qualify for conventional financing and is being sold strictly AS-IS in its present condition. The property is being sold as-is. A retaining wall is required per city notice, and buyers are advised that county records currently reflect no bedroom count — buyer to independently verify all permit history, bedroom count, square footage, zoning, and development potential to their own satisfaction. All information deemed reliable but not guaranteed.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 0.0 | 4.0 | 1% |
| Baths | 1.0 | 3.0 | 5% |
| Square foot | 258 | 2,576 | 1% |
| Lot Size | 4,969 | 9,983 | 4% |
| Price | $299.0K | $945.0K | 1% |
| Price per sq ft | $1.2K | $370 | 96% |
| Built year | 1941 | 1997 | 2% |
| HOA | $0 | $0 | 50% |
| Days on market | 12 | 147 | 1% |
Jun 3, 2026
$299,000
Initial Listing