13522 Glenoaks Boulevard 4, Sylmar, California 91342, Sylmar, 91342 - 3 bed, 3 bath
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Sylmar, California 91342
This Value-Add Townhouse is listed at $518,900, positioned near its $445,767 Fair Market Value following a strategic price correction. Maintaining a Condition Rating of 4, the 1991-built residence features a functional 3-bedroom layout and scenic City Lights and Hills views, though the dated kitchen and bathrooms offer clear potential for forced appreciation through cosmetic modernization. Located within the Los Angeles Unified district near the well-rated Sylmar Leadership Academy, this property benefits from a motivated seller and excellent freeway access. It is a prime acquisition for Buy-and-Hold Investors or first-time buyers seeking to build equity in a growing market.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13522 Glenoaks Boulevard 4 Subject | $518,900* List Price | 3 | 3 | 1,082 | $412 | - |
A 15122 Roxford Street 7 Sold | $617,500 | 3 | 3 | 1,257 | $491 | 0.0 mi |
B 13901 Olive View Lane 25 Sold | $425,000 | 3 | 3 | 1,254 | $339 | 0.9 mi |
C 13901 Olive View Lane 25 Sold | $425,000 | 3 | 3 | 1,254 | $339 | 0.9 mi |
D 14345 Foothill 102 Sold | $470,000 | 2 | 3 | 1,088 | $432 | 1.0 mi |
E 14344 Foothill Boulevard 306 Sold | $460,000 | 2 | 3 | 1,188 | $387 | 0.9 mi |
F 14325 Foothill 9 Active | $499,999 List Price | 2 | 3 | 1,209 | $414 | 1.0 mi |
* Subject property listed price vs sold prices of comps.
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the home is aged but maintained through regular upkeep, with major components functional but showing signs of being outdated, aligning with the 'Fair' category.
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.
With 3 bedrooms and 2.5 bathrooms, the townhouse offers a practical and desirable layout suitable for various household needs.
Residents can enjoy appealing City Lights and Hills views, enhancing the property's aesthetic value and living experience.
The monthly Homeowners Association fee of $403.19 is relatively high and adds a significant recurring cost to ownership.
At 1082 square feet for a 3-bedroom, 2.5-bathroom unit, the interior living space may be considered compact for some buyers.
The recent price correction and 'Motivated Seller' status indicate potential market challenges or urgency, which could influence buyer perception and negotiation.
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.
No exterior & parking available.
Grades K-5 • 0.3 mi
Grades K-5 • 1.0 mi
Grades K-5 • 1.2 mi
No sensitive facilities data found.
| 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 | 21% |
| Lot Size | 27,502 | 83,558 | 17% |
| Price | $518.9K | $502.5K | 54% |
| Price per sq ft | $480 | $394 | 79% |
| Built year | 1991 | 1986 | 63% |
| HOA | $403.19 | $402 | 50% |
| Days on market | 255 | 213 | 96% |
Oct 2, 2025
$518,900
$528,900
-2% Price Drop
Initial Listing
Aug 10, 2025
$528,900
Initial Listing