8882 Lookout Mountain Avenue, West Hollywood, California 90046, Los Angeles, 90046 - 4 bed, 3 bath

8882 Lookout Mountain Avenue, West Hollywood, California 90046 home-pic-0

8882 Lookout Mountain Avenue

West Hollywood, California 90046

ACTIVE
CONDITION: EXCELLENT
4Beds
3Baths
3,571Sq Ft
17,875Lot Size

Property Price

LIST PRICE$3,175,000
EST. MARKET VALUE
$3,274,020
3% BelowMARKET VALUE

SUMMARY

Analysis of 8882 Lookout Mountain Avenue, West Hollywood, California 90046 reveals a Prime Investment Opportunity with a current list price of $3,175,000—significantly undercutting the $3,274,020 Fair Market Value by 3%. This valuation gap indicates a +$99,020 Instant Equity potential for buyers. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the West Hollywood 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

$3,274,020 +$99,020 Equity Potential
Based on Realkey algorithm analyzing recent comparable sales in West Hollywood.

Comparable Sales Map

Comparables within 1 miles sold in recently

Address Sold Price BedsBathsSq Ft$/SqftDistance
8882 Lookout Mountain Avenue
Subject
$3,175,000*
List Price
433,571$917-
A
2111 Kress Street
Sold
$2,650,000443,092$8570.3 mi
B
8674 Edwin Drive
Sold
$3,972,000553,914$1,0151.0 mi
C
2716 Laurel Pass / Bypass
Sold
$3,495,000453,417$1,0230.9 mi
D
8414 Edwin Drive
Sold
$2,900,000543,261$8890.9 mi

* Subject property listed price vs sold prices of comps.

Condition Analysis

OVERALL CONDITION SCORE

Excellent
TeardownExcellent

Property is new construction or fully renovated.

Despite being originally built in 1931, this property has undergone an extensive, high-end architectural renovation that places it in the excellent category. The chef's kitchen is outfitted with premium stainless steel counters and professional-grade appliances, while the bathrooms feature modern spa-like finishes and fixtures. The home includes luxury contemporary upgrades such as a retractable soaring ceiling, floor-to-ceiling steel windows, and a comprehensive outdoor wellness suite (sauna, cold plunge, and pizza oven) that all appear brand new and meticulously maintained with no signs of deferred maintenance.

PROSSTRENGTHS & OPPORTUNITIES

  • High Available Lot Utilization

    The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 17875, living area = 3571.

  • Great Schools

    Elementary School: West Hollywood Elementary School (9/10). High School: Beverly Hills High School (9/10).

  • Exceptional Architectural Character

    This 1931 retreat features a bold, nature-integrated design highlighted by a mature tree growing through the living room and a primary suite with a retractable soaring ceiling, offering a unique 'living art' aesthetic.

CONSRISKS & DEFICIENCIES

  • MLS Listing Discrepancy

    Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =17875, other record lot size in square feet = 7196.

  • Hillside Maintenance Complexity

    The multi-layered deck systems and steep hillside topography may necessitate higher ongoing maintenance costs and specialized inspections for structural integrity and drainage.

  • Canyon Access Constraints

    While offering privacy, the high-canyon location involves navigating narrow, winding roads, which can present logistical challenges for guest parking and daily commuting during peak hours.

About 8882 Lookout Mountain Avenue

A striking architectural retreat perched at the top of Laurel Canyon, 8882 Lookout Mountain sits across four contiguous lots surrounded by mature trees, offering exceptional privacy and sweeping canyon-to-mountain views. Upon entering you are greeted with a dramatic living room where indoors and outdoors merge seamlessly, anchored by a mature tree growing through the space, and framed by skylights that filter soft light through its canopy. Floor-to-ceiling steel windows capture expansive views throughout. The chef's kitchen features stainless counters and island, custom cabinetry, and premium appliances, flowing effortlessly into the formal dining room with fireplace. Two additional bedrooms complete this level, one currently styled as a den. The primary suite occupies its own level, creating a true private retreat with a fireplace, walk-in closet, spa bath, and a retractable soaring ceiling. The lower level offers a bedroom, bath, kitchenette, sitting area, and gym ideal for guests, creative studio use, or extended living. The outdoor spaces are equally transporting, with layered decks and patios, an outdoor lounge complete with a pizza oven, and a pool with built-in spa, a sauna, and cold plunge, all set against breathtaking canyon views. With a separate garage, four total parking spaces, abundant natural light, and bold architectural presence, this is a rare hillside compound where design, privacy, and nature converge.

Property Details

Public Facts

Property Type
Single Family Residence
Year Built
1931
Lot Size
17,875 Sq. Ft.

Interior

Total Bedrooms
4
Total Bathrooms
3 (3 Full, 0 Half)

Exterior & Parking

No exterior & parking available.

Utilities & Misc

HOA Fee
$0 / Month

Neighborhood Insights

West Hollywood Unified Schools

Wonderland Avenue Elementary School

Grades K-5 • 0.6 mi

9/10

West Hollywood Elementary School

Grades K-5 • 1.3 mi

9/10

Gardner Street Elementary School

Grades K-6 • 1.9 mi

7/10

Sensitive Facilities

No sensitive facilities data found.

Neighborhood Comparison

FeatureSubjectAverage HomeNeighborhood Ranking (50 Listings)
Beds4.03.0
62%
Baths3.03.0
50%
Square foot3,5712,319.5
80%
Lot Size17,8757,527.5
87%
Price$3.17M$2.30M
78%
Price per sq ft$889$950
41%
Built year19311958
21%
HOA$0$0
50%
Days on market8168
1%

Pricing History

Listed for Sale

Feb 26, 2026

$3,175,000

Initial Listing

Sold

Aug 10, 2016

$2,695,000

Public Record

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