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9600 Amboy Avenue

Pacoima, CA 91331

7 beds
6 baths
2,450 sqft
8,137 sqft lot
$530 per sqft
1954 build
– on site

Welcome to this fully renovated 7 BDR/6 BA, approx. 2,500 s.f. Residential Care Facility for the Elderly (RCFE), licensed for 6, in the vibrant Japanese enclave of Pacoima, in the San Fernando Valley area of Los Angeles County. No expense was spared in transforming this into a lovely yet practical home, radiating sophistication and warmth. As you enter this charming and tranquil RCFE, you’ll find a spacious interior filled with natural light from Milgard dual pane windows. Each of the five resident bedrooms offers a serene retreat, designed for comfort and dignity. The well-designed kitchen features a Forno professional burner and range, an expansive island, and two stainless steel refrigerators, making meal preparation a joy. Enjoy the convenience of a Maytag ENERGY STAR washer and dryer, along with two Rheem tankless water heaters and a triple whole-house water filtration system. Accessibility is prioritized with roll-in showers and wonderfully-practical washlet toilet seats, while a closed caption landline telephone system and Wi-Fi internet provide seamless communication. Bilingual caregivers ensure personalized support in a warm environment. There’s a covered patio and backyard walking path, perfect for relaxation or social activities. Located near the San Fernando Valley Japanese Senior Center, this home is immersed in a rich community atmosphere. This is a unique opportunity to own a “niche” RCFE. Business scheduled to generate $45K/monthly at capacity, with value-add potential. Corresponding Business must be purchased concurrently for $200,000. See listing #OC25054476.

Listed By CRMLS_CA / Michelle London / Assisted Living Realty, Inc, / 949-397-4506

Last checked: Checking… • Last updated Mar 14, 2025 •

MLS# OC25054466 —

This home is listed in more than one place. See it here.

The Building

Year Built:

1954
Year Built Source:

Public Records
New Construction:

No
Construction Materials:

Drywall Walls, Stucco
Total Number Of Units:

1
Architectural Style:

Custom Built
Roof:

Fiberglass, Shingle
Foundation:

Concrete Perimeter, Slab
Structure Type:

House
Stories Total:

1
Entry Level:

1
Patio And Porch Features:

Covered, Patio Open
Patio:

1
Accessibility Features:

2+ Access Exits, 36 Inch Or More Wide Halls, Customized Wheelchair Accessible, Disability Features, Grab Bars In Bathroom(s), No Interior Steps, Parking, Ramp - Main Level
Common Walls:

No Common Walls

Interior

Features:

Open Floorplan, Pantry, Quartz Counters, Recessed Lighting
Levels:

One
Entry Location:

1
Kitchen Features:

Kitchen Island, Kitchen Open to Family Room, Remodeled Kitchen, Self-closing cabinet doors, Self-closing drawers
Eating Area:

In Family Room
Window Features:

Double Pane Windows, ENERGY STAR Qualified Windows, Skylight(s)
Flooring:

Laminate
Room Type:

All Bedrooms Down, Entry, Great Room, Kitchen, Laundry, Living Room, Office, Walk-In Closet, Walk-In Pantry
Living Area Units:

Square Feet
Living Area Source:

Plans
Fireplace:

No
Fireplace:

None
Laundry:

Dryer Included, Gas Dryer Hookup, Individual Room, Stackable, Washer Hookup, Washer Included
Laundry:

1

Room Dimensions

Living Area:

2450.00

Location

Directions:

Freeway 5 to Branford, R on Branford to Amboy, L on Amboy
Latitude:

34.24431300
Longitude:

-118.41346600

The Property

Property Type:

Residential
Subtype:

Single Family Residence
Property Condition:

Updated/Remodeled
Zoning:

LARS
Lot Features:

Sprinkler System, Sprinklers In Rear, Sprinklers Timer
Lot Size Area:

8137.0000
Lot Size Acres:

0.1868
Lot Size SqFt:

8137.00
Lot Size Source:

Assessor
View:

None
Fencing:

Excellent Condition, Privacy, Redwood
Fence:

Yes
Sprinklers:

Yes
Security Features:

Closed Circuit Camera(s), Fire and Smoke Detection System, Fire Rated Drywall, Fire Sprinkler System, Firewall(s), Smoke Detector(s)
Exclusions:

Personal property of sellers, caregivers or residents.
Road Frontage:

City Street
Road Surface Type:

Paved
Additional Parcels:

No
Other Structures:

Shed(s)
Land Lease:

No
Lease Considered:

No

Listing Agent

Contact info:

Taxes

Tax Census Tract:

1048.21
Tax Tract:

18738
Tax Lot:

5

Beds

Total Bedrooms:

7
Main Level Bedrooms:

7

Baths

Total Baths:

6
Bathroom Features:

Bathtub, Bidet, Low Flow Shower, Low Flow Toilet(s), Shower, Shower in Tub, Corian Counters, Exhaust fan(s), Remodeled, Walk-in shower
Full & Three Quarter Baths:

6
Main Level Baths:

6
Full Baths:

6

The Listing

Virtual Tour
Virtual Tour
Special Listing Conditions:

Standard
Parcel Number:

2626011005

Heating & Cooling

Heating:

1
Heating:

Central, Ductless, Electric, ENERGY STAR Qualified Equipment, Heat Pump
Cooling:

Yes
Cooling:

Central Air, Ductless, ENERGY STAR Qualified Equipment, Heat Pump

Utilities

Utilities:

Electricity Connected, Natural Gas Connected, Phone Connected, Sewer Connected, Water Connected
Sewer:

Public Sewer
Electric:

220 Volts
Water Source:

Public

Appliances

Appliances:

6 Burner Stove, Dishwasher, Free-Standing Range, Gas Oven, Gas Range, Hot Water Circulator, Microwave, Range Hood, Self Cleaning Oven, Tankless Water Heater
Included:

Yes

Schools

High School District:

Los Angeles Unified

The Community

Features:

Street Lights
Inclusions:

All furniture, fixtures, machinery, equipment, appliances, home goods and home decor, interior and exterior
Association:

No
Pool:

None
Senior Community:

No
Private Pool:

No
Spa Features:

None
Assessments:

Yes
Assessments:

Unknown

Parking

Parking:

Yes
Parking:

Auto Driveway Gate, Carport, Attached Carport, Concrete, Tandem Uncovered
Parking Spaces:

4.00
Attached Garage:

Yes
Garage Spaces:

2.00
Carport Spaces:

2.00
RV Parking:

1

Monthly cost estimate

Asking price

$1,300,000

Expense	Monthly cost
Mortgage	$6,961
Taxes	N/A
Insurance	$357
Utilities	$196 See report
Total	$7,514/mo.^*
	^*This is an estimate

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Sale history

Date	Event	Source	Price	% Change
3/14/25 Mar 14, 2025	Listed / Active	CRMLS_CA	$1,300,000	116.7% (26.6% / YR)
3/28/24 Mar 28, 2024	Listed / Active	CRMLS_CA
10/26/20 Oct 26, 2020		CRMLS_CA	$600,000	0.0%

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This house located in North Valley, Los Angeles, CA 91331 is currently for sale for $1,300,000. 9600 Amboy Avenue is a 2,450 square foot house with 7 beds and 6 baths that has been on Estately for 0 days. 9600 Amboy Avenue is in the North Valley neighborhood of Los Angeles and has a WalkScore® of 47, making it car-dependent.

Listing Courtesy of: CRMLS_CA and Assisted Living Realty, Inc,. Based on information from California Regional Multiple Listing Service, Inc. as of 11:57 on Mar 14.

This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. Display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.