13005 Osborne Street, Pacoima, CA 91331
13005 Osborne Street, Pacoima, CA 91331
Property Description
Trust Sale. No Court Confirmation required. Corner Lot Fixer with ADU Potential & One of the Lowest $/SF in Pacoima! Offered for the first time in 53 years, this property presents an outstanding opportunity to build your dream home or add multiple ADUs. One of the lowest price per SF in the area. Featuring a 2-bedroom, 1-bath residence of approx. 1,208 SF on a 6,792 SF corner lot, the property is fully fenced and includes a generous yard with mature trees. Conveniently located just minutes from schools, freeways, dining, the airport, and public transportation Great opportunity for an owner, or an investor, to make this home a true gem it can be and realize substantial benefits. This is a vacant fixer-upper ready for your vision. Sold AS IS and WHERE IS, with all faults, and without warranty, express or implied. Buyer to independently verify the accuracy of the square footage, bedroom/ bathroom count, lot size or lot lines/dimensions, permitted or un-permitted spaces. Seller will not be responsible for any repairs, inspection reports, termite work, trash out, and mandatory government retrofit requirements prior to close. Buyer to conduct their own investigations.
Features & Amenities
Property Details
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Comparative Market Analysis
Affordable Tier · 5 active · 5 closed
Pacoima · Single Family Residence
Listed 18.2% below the median closed sale of $720,000. Price per sqft ($488) is a 25% discount to closed comps ($651). Closed comps sold at 101% of list — strong seller's market.
Price Position
Priced below the market — value advantage over the field.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 13532 Pierce St | Pacoima | 1949 | 3 | 1 | 1,313 | 6,200 | $560 | $734,998 | 0 | 90 |
| 13532 Pierce St | Pacoima | 1949 | 3 | 1 | 1,313 | 6,200 | $560 | $734,999 | 36 | 89 |
| 10250 Haddon Avenue | Pacoima | 1955 | 2 | 1 | 1,004 | 7,253 | $647 | $649,950 | 16 | 89 |
| 10481 Remick Ave | Pacoima | 1953 | 3 | 2 | 1,222 | 5,502 | $624 | $761,999 | 2 | 86 |
| 12560 Mineola | Pacoima | 1952 | 3 | 1 | 1,006 | 6,998 | $784 | $789,000 | 62 | 85 |
| Total: 5 · Average | 2.8 | 1.2 | 1,171.6 | 6,430.6 | $635 | $734,189.2 | 23.2 | |||
| Median | 1,222 | $734,999 | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 10332 Cayuga Avenue | Pacoima | 1948 | 10/01/2026 | 3 | 1 | 1,088 | 7,098 | $695,000 | $715,000 | $657 | 1.03 | 42 | 90 |
| 9652 Rincon | Pacoima | 1950 | 08/25/2026 | 3 | 1 | 1,068 | 6,403 | $710,000 | $700,000 | $655 | 0.99 | 46 | 88 |
| 9971 Ilex Avenue | Pacoima | 1950 | 08/10/2026 | 3 | 2 | 1,108 | 6,274 | $720,000 | $720,000 | $650 | 1.00 | 57 | 87 |
| 13063 Louvre Street | Pacoima | 1952 | 07/02/2026 | 3 | 1 | 1,338 | 6,155 | $769,000 | $749,500 | $560 | 0.97 | 47 | 86 |
| 9363 Gullo | Pacoima | 1952 | 08/05/2026 | 3 | 2 | 1,116 | 6,228 | $779,000 | $820,000 | $735 | 1.05 | 28 | 84 |
| Total: 5 · Average | 3.0 | 1.4 | 1,143.6 | 6,431.6 | $740,900 | $740,900 | $651.4 | — | 44 | ||||
| Median | 1,108 | $720,000 | $720,000 | ||||||||||
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.