13930 Olive Grove, Sylmar, California 91342, Sylmar, 91342 - 2 bed, 2 bath
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13930 Olive Grove
Sylmar, California 91342
ACTIVE
CONDITION: GOOD
2Beds
2Baths
1,234Sq Ft
320,748Lot Size
Property Price
LIST PRICE$599,000
EST. MARKET VALUE
$532,562
12% AboveMARKET VALUE
SUMMARY
This Move-In Ready Condominium is listed at $649,000, which is currently above the $550,606 Fair Market Value. While the property does not offer instant equity, it features a Condition Rating of 3, showcasing significant interior updates like modern laminate flooring and recessed lighting. The home provides a unique lifestyle benefit with a private backyard, covered patio, and pergola—a rare find for this property type. Located within the Los Angeles Unified School District near the highly-rated Robert Frost Middle School, this residence is an ideal choice for first-time buyers or owner-occupants seeking a polished, low-maintenance sanctuary.
Estimated Market Value
$532,562
Based on Realkey algorithm analyzing recent comparable sales in Sylmar.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13930 Olive Grove Subject | $599,000* List Price | 2 | 2 | 1,234 | $432 | - |
A 14325 Foothill Boulevard 34 Sold | $455,000 | 2 | 3 | 1,209 | $376 | 0.6 mi |
B 14287 Foothill Boulevard 41 Sold | $475,000 | 2 | 3 | 1,158 | $410 | 0.6 mi |
C 14456 Foothill Boulevard 28 Sold | $569,000 | 3 | 3 | 1,233 | $461 | 0.7 mi |
D 13960 Almetz Sold | $646,000 | 3 | 2 | 1,398 | $462 | - |
E 14200 Foothill Boulevard 30 Sold | $550,000 | 3 | 3 | 1,355 | $406 | 0.7 mi |
F 14071 Fenton Lane Active | $579,000 List Price | 2 | 2 | 1,268 | $457 | 0.1 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Good
TeardownExcellent
Property is move-in ready.
While built in 1984, the property has undergone significant interior updates including modern grey laminate flooring, recessed lighting, and custom closet cabinetry. The home is well-maintained and move-in ready, fitting the criteria for a 5-15 year renovation profile despite the age of the structure.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Middle School: Robert Frost Middle School (9/10).
- Private Outdoor Retreat
Rare for a condominium, this property features a private backyard with a covered patio, pergola, and play structure, offering an exceptional space for outdoor entertaining and relaxation.
- Move-In Ready Interior
The home boasts modern updates including recessed lighting and contemporary flooring, paired with a functional open-concept layout that maximizes the living space.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =320748, other record lot size in square feet = 320644.
- High Association Fees
The monthly HOA fee of $538.71 is a significant recurring expense that increases the total cost of ownership and may deter budget-conscious buyers.
- Market Stagnation
With 64 days on the market and two price reductions, the property has struggled to find a buyer at its initial price points, suggesting a potential misalignment with current market demand.
About 13930 Olive Grove
Welcome to this beautifully maintained home offering a perfect blend of comfort, style, and functionality. From the moment you arrive, you’ll appreciate the inviting curb appeal, complete with a spacious driveway, mature trees, and a well-kept exterior. Step inside to discover a bright and open living space featuring modern flooring, recessed lighting, and a cozy fireplace that creates the perfect setting for relaxing or entertaining. The expansive living room flows seamlessly into the dining area, providing a comfortable layout for gatherings and everyday living. The kitchen is both practical and stylish, featuring ample cabinetry, generous counter space, and a functional layout ideal for cooking and hosting. Adjacent to the kitchen, the dining area offers a warm and welcoming space for meals with family and friends. Outside, enjoy your own private backyard retreat. A covered patio with pergola provides the perfect shaded lounge area, ideal for entertaining or unwinding. The yard also features additional open space, mature greenery for privacy, and a play structure—making it great for families, pets, or hosting guests.
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 1984
- Lot Size
- 320,748 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $538.71 / Month
Neighborhood Insights
Sylmar Unified Schools
Sylmar Elementary School
Grades K-5 • 1.0 mi
3/10
Hubbard Street Elementary School
Grades K-5 • 1.2 mi
3/10
Herrick Avenue Elementary School
Grades K-5 • 1.7 mi
4/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 2.0 | 1.9 |
| Baths | 2.0 | 2.3 |
| Square foot | 1,234 | 1,050.4 |
| Lot Size | 320,748 | 49,624.6 |
| Price | $599.0K | $506.4K |
| Price per sq ft | $485 | $434 |
| Built year | 1984 | 1985 |
| HOA | $538.71 | $385 |
| Days on market | 167 | 76 |
Pricing History
Listed for Sale
Jun 25, 2026
$599,000
$620,000
-3% Price Drop
Initial Listing
Price Change
Jun 19, 2026
$620,000
$629,000
-1% Price Drop
Initial Listing
Price Change
Jun 6, 2026
$629,000
$649,000
-3% Price Drop
Initial Listing
Price Change
May 11, 2026
$649,000
$655,000
-1% Price Drop
Initial Listing
Price Change
Apr 21, 2026
$655,000
$669,000
-2% Price Drop
Initial Listing
Price Change
Mar 26, 2026
$669,000
Initial Listing
Sold
Dec 30, 2011
$205,000
Public Record
Sold
Sep 7, 2006
$420,000
Public Record
Sold
Feb 27, 1997
$90,000
Public Record