7842 Croydon Avenue

"LOW-BALL" UNREALISTIC OFFERS FROM SPECULATIVE DEVELOPERS, INVESTORS OR SHORT-TERM FLIPPERS WILL NOT BE CONSIDERED!!! Appraised Value and Pricing: The current listing price is supported by a formal appraisal dated July 8, 2025, prepared by the first-mortgage lien lender/servicer, valuing the property at $1,285,000 (.pdf copy provided by email upon request). The pricing reflects verified market data not investor speculation. IMPORTANT: Sellers will give priority to serious, end-user buyers who recognize the home's intrinsic value and intend to live in or thoughtfully improve the property in the short term or conveniently over time. INTERESTING POSSIBILITY FOR "SIGNIFICANTLY ENHANCED FUTURE VALUE": Home Expansion Potential (Buyer to Verify with City): 1) ADU Opportunity area behind garage may allow 300 sq ft ADU (guest suite/granny flat). 2) Master Bedroom Expansion + 2nd Bath Addition: Yard allows approximately 400 sq ft for this addition. Projected total future living area: Current sq. ft. = 1,129 + 700 sq. ft. additional = NEW 1,829 sq ft. Estimated construction cost @ $300/sq ft = $210,000 + $30,000 contingency = $240,000. Estimated post-improvement total investment = $1,525,000. Conservative resale example @ $1,000 / sq ft = $1,829,000. Estimated potential future equity = approximately $300,000 (buyer to verify). THE NEIGHBORHOOD: Westport Heights is a highly desirable enclave within the larger Westchester community of Los Angeles (90045). Bounded by Sepulveda Blvd., La Tijera Blvd., 74th St., and 85th St., the area is known for its ocean breezes, tree-lined streets, and gently rolling topography. This 1,129 sq ft single-story 3-bedroom, 1-bath home, built in 1944, sits on a spacious lot with a detached 2-car garage and offers excellent potential for future expansion. Located minutes from LAX, Marina del Rey, Culver City & Silicon Beach, and about 1.6 mi (6 min) from Loyola Marymount University via W 80th Street. All data are illustrative; Buyer must independently verify square footage, permitting, and market information.