1331 S Patton, San Pedro, California 90731, San Pedro, 90731 - 5 bed, 3 bath
1331 S Patton
San Pedro, California 90731
Property Price
SUMMARY
Analysis of 1331 S Patton, San Pedro, California 90731 is currently available with a list price of $1,188,888. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the San Pedro Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
Built in 1942, this Mediterranean-style duplex appears to be well-maintained but lacks evidence of recent comprehensive renovations. The listing description focuses on the location, views, and ADU potential rather than interior upgrades, and the property analysis highlights 'vintage infrastructure' as a weakness. While the exterior shows character, the age of the property and the absence of modern kitchen or bathroom features in the description suggest the home is functional but outdated, requiring minor to moderate updates to meet current quality standards.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Taper Avenue Elementary School (9/10). High School: Palos Verdes Peninsula High School (10/10).
- Income and Development Potential
As a duplex with a generous 6,757 sqft lot and explicit suitability for ADU conversions, this property offers significant flexibility for multi-generational living or high-yield rental income.
- Prime Location and Views
Situated in the desirable Vista Del Oro area just blocks from the picturesque Averill Park, the home boasts stunning Mediterranean architecture and panoramic views of the LA Harbor and Rancho Palos Verdes hills.
CONSRISKS & DEFICIENCIES
- Vintage Infrastructure
Built in 1942, the property may require significant updates to its core systems or cosmetic refreshments to align with modern luxury standards and energy efficiency.
- Inconsistent School Ratings
While the area offers access to some high-performing schools, several of the most immediate elementary options carry lower performance ratings, which may be a concern for education-focused buyers.
About 1331 S Patton
Mediterranean Architecture facing the warm California Sunrise and the Los Angeles Harbor, as well as a view of the Rancho Palos Verdes Hill. Nestled above sidewalk level over 7 feet for additional flair and elegance in one of the most charming location of wonderful San Pedro. The most affordable beachfront community in California, every professional photographer within 50 miles radius is aware of the picturesque Averill Park 3 1/2 BLOCKS AWAY... Weddings and other special affairs take advantage of the babbling water cascade and multi level ponds where fish crayfish, turtles, geese and mallard duck varieties. COME SEE FOR YOURSELVES. THHIS PROPERTY MAY BE SUITABLE FOR ADU CONVERSIONS, SEEK INFORMATION THROUGH THE CITY OF L.A.BUILDING AND SAFETY. Listing also available in the MLS as SB5234075
Property Details
Public Facts
- Property Type
- Duplex
- Year Built
- 1942
- Lot Size
- 6,757 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
San Pedro Unified Schools
Seventh Street Elementary School
Grades K-5 • 0.5 mi
Leland Street Elementary School
Grades K-6 • 0.5 mi
Cabrillo Avenue Elementary School
Grades K-5 • 0.8 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | - | 93% |
| Baths | 3.0 | - | 91% |
| Square foot | 2,357 | 2,320 | 53% |
| Lot Size | 6,757 | 5,001 | 91% |
| Price | $1.19M | $940.0K | 70% |
| Price per sq ft | $504 | $427 | 63% |
| Built year | 1942 | 1928 | 53% |
| HOA | $0 | $0 | 50% |
| Days on market | 7 | 177 | 2% |
Pricing History
Listed for Sale
Feb 27, 2026
$1,188,888
Initial Listing