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6178 Roy Street, Los Angeles, California 90042, Los Angeles, 90042 - 4 bed, 4 bath

6178 Roy Street, Los Angeles, California 90042 home-pic-0
ACTIVE$1,100,000
6178 Roy Street, Los Angeles, California 90042
4Beds
4Baths
1,976Sqft
5,183Lot
Year Built
1925
Close
-
List price
$1.1M
Original List price
$2M
Price/Sqft
$557
HOA
-
Days on market
-
Sold On
-
MLS number
IV25007022
Home ConditionPoor
Features
Excellent View: City Lights, Hills
Pool
Patio
ViewCity Lights,Hills

About this home

Possibly Over-Priced:The estimated price is 35% below the list price. We found 4 Cons,5 Pros. Rank: price - $1.10M(40th), sqft - 1976(84th), beds - 4(86th), baths - 4(90th).

SELLER HAS FOUND A HOME - MAKE AN OFFER Don't miss this unique opportunity -Elevated property – claim your view! At the corner of Roy and Kirby, this property follows the elevation of Kirby, allowing easy access from your garage to your kitchen, rare trait on this hill with an amazing view. Quaint 2bdrm and 1 bath home, entertaining floor plan. ADU over 2 car garage (non-permitted) Bring your vision to this home with easy access and forever views, this diamond-in-the-rough is sold As-Is. This charming home offers 2 permitted bedrooms and 1 bath, this property also features the following unpermitted areas: loft;1/5 bathroom; studio with full bath over2 car garage and additional non-permitted bedroom with a 3/4 bathroom, providing ample space for flexibility and a growing family. Currently one family residence. The generous-sized kitchen boasts large windows, abundant cabinetry and elegant granite countertops—perfect for cooking and entertaining. Enjoy sweeping views of the L.A. skyline from your own private deck.

Price History

Date
Event
Price
09/24/25
Sold
$870,000
10/15/98
Sold
$125,000
Condition Rating
Poor
This property, built in 1925, is explicitly sold 'As-Is' and described as a 'diamond-in-the-rough,' indicating significant work is needed. The images reveal extensive deferred maintenance and outdated features throughout. The main kitchen, while boasting granite countertops, appears dated in style, and another kitchen in an unpermitted area is very basic and old. The bathrooms are clearly in poor condition with old tiles, fixtures, and peeling paint. Furthermore, the listing highlights 'extensive unpermitted areas' and a 'discrepancy in listed vs. permitted space,' which presents substantial legal and financial challenges for a buyer. The overall condition, including cracked pool, peeling paint, and general disarray, points to a property requiring substantial repairs and rehabilitation, aligning with a 'poor' rating.
Pros & Cons

Pros

Panoramic City Views: The elevated position offers sweeping, 'forever views' of the L.A. skyline and hills from the private deck and throughout the property, enhancing its desirability.
Significant Value-Add Potential: The presence of a non-permitted ADU over the 2-car garage and other unpermitted living areas offers substantial opportunity for future income generation or expanded living space, pending legalization.
Motivated Seller & Price Adjustment: A substantial reduction from the original list price ($1.999M to $1.1M) indicates high seller motivation, potentially offering a more attractive entry point for buyers.
Functional Kitchen: The kitchen is generously sized, features large windows, abundant cabinetry, and elegant granite countertops, making it well-suited for cooking and entertaining.
Unique Elevated Access: The property's corner lot and elevated design provide rare, easy access from the garage directly to the kitchen, a practical advantage on a hillside.

Cons

Recently Sold Property: The property was recently sold within the past year on 2025-09-24. The sold price is $870,000.00.
Extensive Unpermitted Areas: A significant portion of the property's square footage, including an ADU and additional bedrooms/bathrooms, is unpermitted, presenting legal and financial challenges for the buyer to rectify.
Sold 'As-Is' Condition: Being sold 'As-Is' means the buyer assumes all responsibility for repairs, upgrades, and potential code compliance issues, which could entail considerable unforeseen costs.
Discrepancy in Listed vs. Permitted Space: The property is advertised with 4 beds/4 baths, but only 2 beds/1 bath are permitted, creating a misleading representation of the legal living space and potential for future complications.

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