13509 Bassett Street, Valley Glen, CA 91405
13509 Bassett Street, Valley Glen, CA 91405
Property Description
Exceptional value-add opportunity in a prime Valley Glen location. Gated and private single-story ranch spanning over 3,150 sq ft with 4 bedrooms and 3 baths arranged around a central courtyard. The home features expansive living areas and a generously sized kitchen with commercial-grade hood, Thermador 36" dual fuel 6-burner range, additional wall oven, prep island, built-ins, and wine storage. The primary suite occupies its own wing with walk-in closet, dual shower, double vessel sinks, and direct courtyard access. The oversized backyard offers privacy, grassy areas, multiple lounging spaces, and a recently redone swimmer's pool with electric safety cover. The property is cosmetically dated and presents a rare opportunity to renovate, reimagine, or reposition in a neighborhood surrounded by strong comparable sales and well-maintained homes. Ideal for buyers looking to create significant upside in a highly desirable residential pocket. Property has been leased. The lease will transfer with the sale.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Valley Glen · Single Family Residence
Listed 9.0% above the median closed sale of $1,375,000. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 6525 Mary Ellen | Valley Glen | 1951 | 4 | 3 | 2,599 | 9,076 | $616 | $1.60M | 66 | 86 |
| 6620 Costello Avenue | Van Nuys | 1947 | 3 | 3 | 2,200 | 8,126 | $636 | $1.40M | 59 | 78 |
| 13131 Crewe Street | North Hollywood | 1954 | 4 | 3 | 1,777 | 6,013 | $720 | $1.28M | 2 | 76 |
| 6943 Goodland Avenue | North Hollywood | 1951 | 5 | 5 | 3,037 | 6,201 | $479 | $1.46M | 37 | 75 |
| 13435 Erwin Street | Valley Glen | 2014 | 4 | 3 | 1,915 | 12,424 | $835 | $1.60M | 2 | 73 |
| Total: 5 · Average | 4.0 | 3.4 | 2,305.6 | 8,368 | $657.2 | $1.47M | 33.2 | |||
| Median | 2,200 | $1.46M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 13608 Bassett | Valley Glen | 1950 | 06/25/2026 | 6 | 4 | 3,399 | 9,961 | $1.25M | $1.30M | $384 | 1.04 | 50 | 89 |
| 13847 Gilmore Street | Van Nuys | 1941 | 06/17/2026 | 5 | 5 | 3,147 | 8,102 | $1.58M | $1.57M | $499 | 0.99 | 85 | 80 |
| 6531 Ranchito Ave | Van Nuys | 1942 | 05/11/2026 | 5 | 5 | 3,472 | 8,099 | $1.45M | $1.40M | $403 | 0.97 | 55 | 78 |
| 6742 Nagle Avenue | Valley Glen | 1948 | 10/19/2026 | 3 | 4 | 2,428 | 5,401 | $1.40M | $1.38M | $566 | 0.98 | 87 | 77 |
| 6852 Atoll Avenue | North Hollywood | 1954 | 06/09/2026 | 4 | 4 | 2,207 | 5,922 | $1.35M | $1.33M | $603 | 0.99 | 97 | 76 |
| Total: 5 · Average | 4.6 | 4.4 | 2,930.6 | 7,497 | $1.40M | $1.40M | $491 | — | 74.8 | ||||
| Median | 3,147 | $1.38M | $1.38M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.