8957 Appian Way, Los Angeles, California 90046, Los Angeles, 90046 - 3 bed, 3 bath
8957 Appian Way
Los Angeles, California 90046
Property Price
SUMMARY
Analysis of 8957 Appian Way, Los Angeles, California 90046 reveals a property with a current list price of $1,699,000, which is 5% above the estimated $1,616,630 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. 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 |
|---|---|---|---|---|---|---|
★ 8957 Appian Way Subject | $1,699,000* List Price | 3 | 3 | 1,487 | $1,087 | - |
A 2030 Oakstone Way Sold | $1,217,000 | 3 | 3 | 1,507 | $808 | 0.1 mi |
B 8556 Ridpath Drive Sold | $2,165,000 | 3 | 3 | 1,755 | $1,234 | 0.4 mi |
C 8944 Wonderland Avenue Sold | $1,257,500 | 2 | 2 | 1,361 | $924 | 0.2 mi |
D 8421 Kirkwood Drive Active | $1,675,000 List Price | 3 | 2 | 1,468 | $1,141 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The property is a 1934 Cape Cod style home that has been thoughtfully updated to be move-in ready. It features an updated kitchen with high-end stainless steel appliances, modern light-filled interiors, and well-maintained outdoor living spaces including a built-in grill and sundeck. While the home is vintage, the inclusion of a fully self-contained guest house and the overall 'updated' status of the main residence indicate that major systems are functional and the property has been maintained through regular upkeep, though it lacks the 'down-to-the-studs' recent full renovation required for an excellent rating.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: West Hollywood Elementary School (9/10). High School: Beverly Hills High School (9/10).
- Detached Guest House
The property features a fully self-contained 533 sq. ft. guest house with its own kitchen, living room, and bedroom, providing rare flexibility for rental income, a professional home office, or guest accommodations.
- Prime Privacy and Location
Fully walled and gated on a quiet hillside street, this retreat offers total seclusion while being situated just minutes from the world-class amenities of the Sunset Strip, Beverly Hills, and West Hollywood.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =5180, other record lot size in square feet = 5301.
- Limited Main Footprint
At 1,487 sq. ft., the main residence is relatively compact, which may be a drawback for buyers requiring more than two bedrooms or larger communal living areas within the primary structure.
- Hillside Lot Constraints
The 5,180 sq. ft. hillside lot limits usable flat yard space and may present the typical parking and accessibility challenges associated with narrow, winding Hollywood Hills streets.
About 8957 Appian Way
Perched above the iconic Sunset Strip, 8957 Appian Way offers the rare combination of total privacy and unbeatable proximity. Fully walled off from the street, on a quiet hillside street, this updated Cape Cod style retreat feels worlds away from the city, yet sits just minutes from West Hollywood, Beverly Hills, and easy access to the Valley. The ideal pied-a-terre, it delivers the effortless indoor-outdoor lifestyle that defines Los Angeles living. The single-story main residence features 2 bedrooms and 2 baths, thoughtfully designed for comfort, simplicity, and style. Light-filled interiors open to expansive outdoor spaces designed for both intimate lounging and chic entertaining. The updated kitchen is equipped with high-end stainless steel appliances, offering functionality and elegance whether hosting friends or enjoying a quiet night in curled up in front of the fireplace. Outside, a series of curated environments unfold: a built-in grill, custom seating, and a sun-drenched sundeck all framed by greenery and absolute privacy. A separate guest house, complete with its own kitchen, living room, bedroom, bath, and outdoor space, creates the perfect setting for guests, creative workspace, or extended-stay living. It's rare flexibility in one of LA's most coveted hillside pockets. Private. Stylish. Minutes from everything. 8957 Appian Way is a serene escape in the heart of the city. Main house measured out at 1,487 sq ft (consistent with Public Record) and the guest house measured out at 533 sq ft. Floor plan and site plan are contained in "Docs"
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1934
- Lot Size
- 5,180 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 3 (3 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 • 0.6 mi
West Hollywood Elementary School
Grades K-5 • 1.2 mi
Gardner Street Elementary School
Grades K-6 • 2.0 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 1,487 | 2,312 | 19% |
| Lot Size | 5,180 | 7,552 | 19% |
| Price | $1.70M | $2.27M | 26% |
| Price per sq ft | $1.1K | $954 | 74% |
| Built year | 1934 | 1958 | 23% |
| HOA | $0 | $0 | 50% |
| Days on market | 93 | 168 | 23% |
Pricing History
Listed for Sale
Dec 3, 2025
$1,699,000
Initial Listing