2452 Horse Shoe Canyon Canyon Road, Los Angeles, California 90046, Los Angeles, 90046 - 5 bed, 5 bath
2452 Horse Shoe Canyon Canyon Road
Los Angeles, California 90046
Property Price
SUMMARY
Analysis of 2452 Horse Shoe Canyon Canyon Road, Los Angeles, California 90046 reveals a Fairly Priced Property with a current list price of $1,675,000 aligned with the estimated $1,692,298 Fair Market Value. This represents a stable investment opportunity at market rate. 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 Los Angeles 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.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 2452 Horse Shoe Canyon Canyon Road Subject | $1,675,000* List Price | 5 | 5 | 3,325 | $509 | - |
A 8383 Wyndham Road Sold | $1,600,000 | 3 | 4 | 2,550 | $627 | 0.3 mi |
B 2579 Leicester Drive Active | $1,865,000 List Price | 5 | 4 | 4,500 | $414 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
Built in 1908, this property is a legal fourplex. While the listing states three units have been upgraded in the past 10 years, and images of the owner's unit and one other unit show modern kitchens, updated bathrooms, and new flooring (qualifying them as 'Good' to 'Excellent'), at least one unit (as seen in images of the pink kitchen and very outdated bathroom) is in 'Poor' condition, requiring substantial renovation. The overall age of the structure (1908) suggests ongoing maintenance needs, and the mixed condition of the units, with some being well-maintained and others significantly outdated, places the property in the 'Fair' category. It requires some updates and repairs to bring all components to a consistent, functional standard.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: West Hollywood Elementary School (9/10). High School: Beverly Hills High School (9/10).
- Income-Generating Fourplex
The property is a legal fourplex with three units currently generating $5,670/month, offering significant rental income and investment upside potential.
- Prime Hollywood Hills West Location
Situated in a highly desirable area, minutes from Wonderland Avenue School, Sunset Blvd, and major studios, enhancing its appeal and value.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 5, other record bedroom count = 6.
- Historic Property Maintenance
Built in 1908, the property's age suggests potential for ongoing and significant maintenance requirements for its infrastructure and various units.
- Property Type Discrepancy
Listed as a 'Single Family Residence' but described as a 'legal fourplex,' which may lead to complexities in financing, zoning, or legal classification.
About 2452 Horse Shoe Canyon Canyon Road
"The Three Sisters" was built c. 1908 for ( as the legend goes) the then-owner`s daughters, all of them can- can dancers. Part of early Hollywood history and owned by the same family for over 60 years, what is now a legal fourplex features an owner`s unit consisting of 2BR, 2BA + den and fireplace on the top floor, plus three 1BR, 1 BA units. Three units have been upgraded in the past 10 years. This hidden property sits on apprx. 1/4 acre with over 3300 sq. ft. under roof. Tall trees surround private patios and terraced gardens. Besides a two-car garage the property has additional off- street parking for 8 cars. The owner`s unit will be delivered vacant at close of escrow. Minutes to Wonderland Avenue School, Sunset Blvd, and Studios. Income for guest units $5670/ month with plenty of room for upside
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1908
- Lot Size
- 9,640 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 5 (5 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Los Angeles Unified Schools
Wonderland Avenue Elementary School
Grades K-5 • 0.1 mi
Gardner Street Elementary School
Grades K-6 • 1.9 mi
West Hollywood Elementary School
Grades K-5 • 1.9 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 3.0 | 84% |
| Baths | 5.0 | 3.0 | 78% |
| Square foot | 3,325 | 2,319.5 | 75% |
| Lot Size | 9,640 | 7,527.5 | 65% |
| Price | $1.68M | $2.27M | 27% |
| Price per sq ft | $504 | $950 | 3% |
| Built year | 1908 | 1958 | 1% |
| HOA | $0 | $0 | 50% |
| Days on market | 52 | 168 | 10% |
Pricing History
Listed for Sale
Jan 13, 2026
$1,675,000
Initial Listing