13930 Olive Grove, Sylmar, California 91342, Sylmar, 91342 - 2 bed, 2 bath
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Sylmar, California 91342
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.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13930 Olive Grove Subject | $649,000* List Price | 2 | 2 | 1,234 | $446 | - |
A 14380 Foothill Sold | $505,000 | 2 | 3 | 1,171 | $431 | 0.7 mi |
B 14287 Foothill Boulevard 41 Sold | $475,000 | 2 | 3 | 1,158 | $410 | 0.6 mi |
C 14293 Foothill Blvd Sold | $457,500 | 2 | 3 | 1,159 | $395 | 0.6 mi |
D 14200 Foothill Boulevard 30 Sold | $550,000 | 3 | 3 | 1,355 | $406 | 0.7 mi |
E 13960 Almetz Sold | $646,000 | 3 | 2 | 1,398 | $462 | - |
F 14325 Foothill Boulevard 34 Active | $465,000 List Price | 2 | 3 | 1,209 | $385 | 0.6 mi |
* Subject property listed price vs sold prices of comps.
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.
Middle School: Robert Frost Middle School (9/10).
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.
The home boasts modern updates including recessed lighting and contemporary flooring, paired with a functional open-concept layout that maximizes the living space.
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.
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.
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.
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.
No exterior & parking available.
Grades K-5 • 1.0 mi
Grades K-5 • 1.2 mi
Grades K-5 • 1.7 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 2.0 | 50% |
| Baths | 2.0 | 3.0 | 35% |
| Square foot | 1,234 | 1,233.5 | 50% |
| Lot Size | 320,748 | 58,583 | 90% |
| Price | $649.0K | $500.0K | 80% |
| Price per sq ft | $526 | $413 | 95% |
| Built year | 1984 | 1986 | 40% |
| HOA | $538.71 | $382 | 90% |
| Days on market | 72 | 198 | 10% |
May 11, 2026
$649,000
$655,000
-1% Price Drop
Initial Listing
Apr 21, 2026
$655,000
$669,000
-2% Price Drop
Initial Listing
Mar 26, 2026
$669,000
Initial Listing
Dec 30, 2011
$205,000
Public Record
Sep 7, 2006
$420,000
Public Record
Feb 27, 1997
$90,000
Public Record