5400 Simpson Avenue 9, Valley Village, California 91607, Valley Village, 91607 - 3 bed, 3 bath
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Valley Village, California 91607
This Value-Add Valley Village Townhome is listed at $625,000, representing a stable entry point at its $625,000 Fair Market Value. Carrying a Condition Rating of 4, the residence requires comprehensive cosmetic updates to the kitchen and bathrooms, providing a strategic pathway for forced appreciation in a high-demand submarket. The functional 1,356 sq. ft. layout features high ceilings, a fireplace, and a private patio. Situated near the 8-rated North Hollywood Senior High School, this property balances significant upside potential with a prime location. It is an ideal acquisition for Fix-and-Flip Investors or Owner-Occupants looking to build equity through customization.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 5400 Simpson Avenue 9 Subject | $625,000* List Price | 3 | 3 | 1,356 | $461 | - |
A 5240 Vantage Sold | $660,000 | 2 | 3 | 1,500 | $440 | 0.6 mi |
B 5401 Morella Avenue 4 Sold | $690,000 | 3 | 3 | 1,350 | $511 | 0.1 mi |
C 11911 Magnolia Boulevard 7 Sold | $749,900 | 3 | 3 | 1,645 | $456 | 0.3 mi |
D 5307 Wilkinson Avenue 15b Sold | $810,287 | 3 | 3 | 1,599 | $507 | 0.9 mi |
E 12010 Magnolia Boulevard 106 Active | $699,000 List Price | 2 | 3 | 1,290 | $542 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
Built in 1990, this property is 34 years old and shows its age, aligning with the 'Fair' category for properties built over 20 years ago with no major renovations. The kitchen features dated light-wood cabinets, older laminate countertops, and a black dishwasher, indicating a need for a full renovation. All bathrooms exhibit similar outdated styles with light-wood vanities, basic white countertops, and older tile work. While the property appears well-maintained and functional, the carpets in bedrooms and on stairs are worn, and many light fixtures are dated. The listing description itself notes it as an 'opportunity to own and update,' confirming that significant cosmetic updates are required to bring it to current standards.
Situated in the highly desirable Valley Village area, offering excellent proximity to popular restaurants, shopping, groceries, and easy access to the 170 freeway.
Boasts a practical 3-bedroom, 3-bathroom layout, including an ensuite primary bedroom, high ceilings, a cozy fireplace, and a well-designed floorplan.
Benefits from abundant natural light throughout the unit and includes a private patio, enhancing the living experience.
The property is described as an 'opportunity to own and update,' indicating it is not move-in ready and will require additional investment for renovations.
A recurring monthly association fee of $310.00 adds to the overall cost of homeownership.
While offering two parking spaces, the tandem garage setup can be less convenient for daily use compared to side-by-side parking.
The charming home you were looking for is finally here! Great opportunity to own and update a townhouse in this highly desirable area of Valley Village. Featuring 3 beds, 3 baths, ~1,356SF of living space, ensuite primary bedroom, beautiful fireplace in the living room, high ceilings, lots of natural light, a patio and a great floorplan. The unit is also offering a stackable washer and dryer and 2 car garage (tandem). Close proximity to the most popular restaurants, shopping, and groceries. Easy access to the 170 freeway.
No exterior & parking available.
Grades K-5 • 0.6 mi
Grades K-5 • 0.7 mi
Grades K-5 • 1.4 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 2.0 | 61% |
| Baths | 3.0 | 2.0 | 57% |
| Square foot | 1,356 | 1,350 | 52% |
| Lot Size | 14,917 | 22,815 | 22% |
| Price | $625.0K | $615.0K | 52% |
| Price per sq ft | $461 | $473 | 48% |
| Built year | 1990 | 1978 | 70% |
| HOA | $310.0 | $468 | 13% |
| Days on market | 210 | 181 | 65% |
Oct 26, 2025
$625,000
$650,000
-4% Price Drop
Initial Listing
Sep 24, 2025
$650,000
Initial Listing