1331 S Patton, San Pedro, California 90731, San Pedro, 90731 - 5 bed, 3 bath
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San Pedro, California 90731
This Mediterranean View Duplex serves as a strategic residential asset listed at $1,188,888 in the desirable Vista Del Oro enclave. While the $1,023,590 Fair Market Value reflects baseline assessments, the 6,757 sqft lot and explicit ADU Conversion Potential drive the property’s long-term appreciation. Featuring a Condition Rating of 4, the 1942 structure provides panoramic LA Harbor views just blocks from Averill Park. With access to Taper Avenue Elementary (9/10) and Palos Verdes Peninsula High (10/10), this acquisition perfectly suits Owner-Occupants or Multi-generational Families.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1331 S Patton Subject | $1,188,888* List Price | 5 | 3 | 2,357 | $434 | - |
A 623 W 18th Street Sold | $910,000 | 5 | 4 | 2,197 | $414 | 0.9 mi |
B 728 W 11th Street Sold | $865,000 | 4 | 2 | 1,872 | $462 | 0.8 mi |
C 1025 W 12th Sold | $1,150,000 | 0 | 0 | 2,760 | $417 | 0.4 mi |
D 884 W 11th Sold | $852,000 | 0 | 0 | 2,320 | $367 | 0.6 mi |
E 1515 S Walker Avenue Sold | $905,000 | 3 | 2 | 1,512 | $599 | 0.2 mi |
F 728 W 11th Street Sold | $865,000 | 0 | 0 | 1,872 | $462 | 0.8 mi |
G 939 941 W 17th Active | $1,099,000 List Price | 6 | 4 | 2,804 | $392 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
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property and the absence of modern kitchen or bathroom features in the description suggest the home is functional but outdated, requiring minor to moderate updates to meet current quality standards.
Elementary School: Taper Avenue Elementary School (9/10). High School: Palos Verdes Peninsula High School (10/10).
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.
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.
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.
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.
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
No exterior & parking available.
Grades K-5 • 0.5 mi
Grades K-6 • 0.5 mi
Grades K-5 • 0.8 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 0.0 | 91% |
| Baths | 3.0 | 0.0 | 89% |
| Square foot | 2,357 | 2,338.5 | 50% |
| Lot Size | 6,757 | 5,199 | 89% |
| Price | $1.19M | $1.04M | 70% |
| Price per sq ft | $504 | $470 | 57% |
| Built year | 1942 | 1928 | 54% |
| HOA | $0 | $0 | 50% |
| Days on market | 54 | 210 | 2% |
Feb 27, 2026
$1,188,888
Initial Listing