13522 Glenoaks Boulevard 4, Sylmar, California 91342, Sylmar, 91342 - 3 bed, 3 bath
13522 Glenoaks Boulevard 4
Sylmar, California 91342
Property Price
SUMMARY
Analysis of 13522 Glenoaks Boulevard 4, Sylmar, California 91342 is currently available with a list price of $518,900. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. 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 moderate renovation needed.
Built in 1991, this townhouse is 33 years old. While the property appears clean and well-maintained, the kitchen features dated white appliances, older countertops, and ceramic tile flooring. The bathrooms also show their age with original or lightly updated vanities and tile work. The overall condition suggests the home is aged but maintained through regular upkeep, with major components functional but showing signs of being outdated, aligning with the 'Fair' category.
PROSSTRENGTHS & OPPORTUNITIES
- Strategic Location & Accessibility
The property boasts excellent access to major freeways (210 & 5) and is conveniently located near local amenities such as El Cariso Park, Sylmar Recreation Center, and shopping centers.
- Functional Layout
With 3 bedrooms and 2.5 bathrooms, the townhouse offers a practical and desirable layout suitable for various household needs.
- Scenic Views
Residents can enjoy appealing City Lights and Hills views, enhancing the property's aesthetic value and living experience.
CONSRISKS & DEFICIENCIES
- Substantial HOA Fees
The monthly Homeowners Association fee of $403.19 is relatively high and adds a significant recurring cost to ownership.
- Compact Living Space
At 1082 square feet for a 3-bedroom, 2.5-bathroom unit, the interior living space may be considered compact for some buyers.
- Seller Motivation & Price History
The recent price correction and 'Motivated Seller' status indicate potential market challenges or urgency, which could influence buyer perception and negotiation.
About 13522 Glenoaks Boulevard 4
New price correction!!! Motivated Seller's!!! Great 3-bedroom, 2.5-bathroom townhouse located in Sylmar! The property offers easy access to major roads and highways, including the 210 Freeway and the 5 freeway. This property is close to El Cariso Park, Sylmar Recreation Center and local shopping centers.
Property Details
Public Facts
- Property Type
- Townhouse
- Year Built
- 1991
- Lot Size
- 27,502 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $403.19 / Month
Neighborhood Insights
Sylmar Unified Schools
Herrick Avenue Elementary School
Grades K-5 • 0.3 mi
Sylmar Elementary School
Grades K-5 • 1.0 mi
El Dorado Avenue Elementary School
Grades K-5 • 1.2 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 1,082 | 1,254 | 22% |
| Lot Size | 27,502 | 85,791 | 13% |
| Price | $518.9K | $518.9K | 50% |
| Price per sq ft | $480 | $396 | 74% |
| Built year | 1991 | 1989 | 57% |
| HOA | $403.19 | $390 | 65% |
| Days on market | 208 | 178 | 83% |
Pricing History
Listed for Sale
Oct 2, 2025
$518,900
$528,900
-2% Price Drop
Initial Listing
Price Change
Aug 10, 2025
$528,900
Initial Listing