
23650 Arminta Street, West Hills, CA 91304
23650 Arminta Street, West Hills, CA 91304
Property Description
Lazy J Ranch Park is just steps away, with direct access located at the end of the cul-de-sac. Set on a corner lot, this West Hills home features four bedrooms, two and a half bathrooms, an attached three-car garage, and a generously sized backyard. Large arched windows and high ceilings give the formal living and dining spaces a bright, open feel. The updated kitchen is finished with stone countertops, a subway tile backsplash, stainless steel built-in appliances, ample cabinetry, recessed lighting, and crown molding. A nearby family room with a fireplace opens through sliding glass doors to the patio and backyard, creating an easy connection between the indoor and outdoor spaces. The downstairs layout also includes a powder room, dedicated laundry area, and direct garage access. All four bedrooms are located upstairs. The primary suite includes double-door entry, a walk-in closet, dual sinks, and a private bathroom with stone countertops. Three secondary bedrooms share a full hallway bathroom. Additional features include wood-style flooring, raised-panel interior doors, and owned solar panels. The backyard has plenty of room for entertaining, gardening, or a possible ADU, subject to city approval and buyer investigation. Shopping, dining, and schools are all conveniently nearby.
Features & Amenities
Property Details
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Comparative Market Analysis
Residential Tier · 5 active · 5 closed
West Hills · Single Family Residence
Listed in line with the median closed sale of $1,260,000. Closed comps sold at 100% of list — strong seller's market.
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 23317 Saticoy Street | Canoga Park | 1984 | 4 | 3 | 2,295 | 7,608 | $549 | $1.26M | 1 | 81 |
| 8326 Fable Avenue | West Hills | 1964 | 4 | 2 | 1,875 | 11,351 | $637 | $1.19M | 80 | 78 |
| 23205 Runnymede | West Hills | 1989 | 4 | 4 | 2,388 | 5,567 | $523 | $1.25M | 75 | 78 |
| 23167 valerio | West Hills | 1980 | 3 | 3 | 1,959 | 6,245 | $556 | $1.09M | 40 | 77 |
| 8416 Fable Avenue | West Hills | 1964 | 4 | 2 | 2,110 | 11,037 | $543 | $1.15M | 85 | 76 |
| Total: 5 · Average | 3.8 | 2.8 | 2,125.4 | 8,361.6 | $561.6 | $1.19M | 56.2 | |||
| Median | 2,110 | $1.19M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 23717 Blythe Street | West Hills | 1984 | 06/09/2026 | 4 | 3 | 1,939 | 9,465 | $1.15M | $1.18M | $609 | 1.03 | 44 | 88 |
| 23684 Strathern | West Hills | 1984 | 05/06/2026 | 4 | 3 | 1,939 | 9,417 | $1.40M | $1.37M | $707 | 0.98 | 34 | 87 |
| 7721 Atron Avenue | West Hills | 1993 | 07/22/2026 | 4 | 3 | 2,327 | 11,020 | $1.28M | $1.26M | $541 | 0.98 | 41 | 80 |
| 7910 Mencken Avenue | West Hills | 1985 | 09/29/2026 | 3 | 2 | 2,053 | 7,645 | $1.25M | $1.28M | $623 | 1.02 | 46 | 80 |
| 7544 Linley Lane | West Hills | 1978 | 06/01/2026 | 3 | 2 | 1,990 | 11,576 | $1.15M | $1.15M | $578 | 1.00 | 74 | 78 |
| Total: 5 · Average | 3.6 | 2.6 | 2,049.6 | 9,824.6 | $1.25M | $1.25M | $611.6 | — | 47.8 | ||||
| Median | 1,990 | $1.26M | $1.26M | ||||||||||
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.