13525 Simshaw, Sylmar, California 91342, Sylmar, 91342 - 3 bed, 2 bath
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Sylmar, California 91342
This Value-Add Investment Asset is listed at $610,000, representing a stable entry point near its $604,659 Fair Market Value. Currently holding a Fixer Condition Rating, this 1959 probate sale offers immense potential for forced appreciation through strategic renovation. The property features an expansive 7,577 Sq Ft Lot with panoramic Mountain Views and is situated near Los Angeles Mission College. With access to the 9/10 Rated Robert Frost Middle School, this is a high-upside acquisition for Fix-and-Flip Investors or Contractors ready to capitalize on a prime Sylmar location.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13525 Simshaw Subject | $610,000* List Price | 3 | 2 | 1,274 | $475 | - |
A 13567 Eldridge Avenue Sold | $525,000 | 3 | 1 | 1,027 | $511 | 0.9 mi |
B 13182 Cutler Pl Active Under Contract | $655,000 List Price | 3 | 2 | 1,308 | $501 | 0.6 mi |
* Subject property listed price vs sold prices of comps.
Property is extensive renovation needed.
This 1959 property is explicitly marketed as a 'fixer' for investors and flippers. Images reveal significant deferred maintenance, most notably visible water damage and staining on the popcorn ceilings, suggesting roof or plumbing issues. The interior is highly outdated, featuring 1970s-style wood paneling, worn parquet flooring, and an original-style kitchen with painted cabinets and dated tile countertops. The exterior shows peeling paint and weathered surfaces, confirming the need for substantial rehabilitation of major systems and cosmetic finishes.
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 7577, living area = 1274.
Middle School: Robert Frost Middle School (9/10).
Situated near Los Angeles Mission College and El Cariso Community Regional Park, the property offers desirable panoramic mountain views and a quiet residential setting.
The property is in fixer condition and requires a substantial investment of capital and time to address necessary repairs and modernization.
The sale requires court confirmation, which can lead to a longer closing timeline and a more complex purchasing process compared to a standard residential transaction.
Offers are do 4/17/2026 ... Probate Sale – Court Confirmation REQUIRED! Attention investors, flippers, and cash buyers—this is the opportunity you’ve been waiting for. Prime Sylmar location near Los Angeles Mission College and El Cariso Community Regional Park with beautiful hills and panoramic views. Fixer with strong bones ready for your vision. Large lot featuring a huge backyard and spacious front yard—ideal for value-add improvements or expansion. Perfect for flip, rental, or first-time buyer renovation project. Bring your contractor and imagination—this one won’t last!
No exterior & parking available.
Grades K-5 • 0.8 mi
Grades K-5 • 0.9 mi
Grades K-5 • 1.5 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 | 1,274 | 1,594 | 26% |
| Lot Size | 7,577 | 8,036 | 44% |
| Price | $610.0K | $825.0K | 7% |
| Price per sq ft | $479 | $527 | 32% |
| Built year | 1959 | 1962 | 44% |
| HOA | $0 | $0 | 50% |
| Days on market | 32 | 166 | 1% |
Mar 21, 2026
$610,000
Initial Listing