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1331 S Patton, San Pedro, California 90731, San Pedro, 90731 - bed, bath

1331 S Patton, San Pedro, California 90731 home-pic-0
ACTIVE$1,188,888
1331 S Patton, San Pedro, California 90731
0Bed
0Bath
2,357Sqft
6,757Lot
Year Built
1942
Close
-
List price
$1.19M
Original List price
$1.3M
Price/Sqft
$504
HOA
-
Days on market
-
Sold On
-
MLS number
SB25234075
Home ConditionFair
Features
Good View: Harbor, Hills
Patio
ViewHarbor, Hills

About this home

We found 3 Cons,6 Pros. Rank: price - $1.19M(55th), sqft - 2357(48th), beds - undefined(50th), baths - undefined(50th).

** H U G E * P R I C E * AD J U S T M E N T** THIS AMAZING DUPLEX IS LOCATED IN THE SOUGHT AFTER, HEART OF San Pedro's VISTA DEL ORO, THE MOST PRISTINE AND CHARMING NEIGHBORHOOD WHERE YOU CAN FIND A HIGH CONCENTRATION OF PRIDE IN OWNERSHIP VINTAGE ARCHITECTURE RESIDENCES WITH VARIETIES FROM EUROPEAN CHARM, ENGLISH TUDOR, SPANISH STUCCO, FRENCH NORMANDY, NEW MEXICO SOUTHWEST, CALIFORNIA CRAFTSMAN AND MANY MORE CLASSIC VINTAGE, IMMACULATELY PRESERVED HOMES. IN ADDITION, THE DUPLEX IS BUT A VERY BRIEF WALK TO PICTURESQUE AVERILL PARK !!! AMAZING CLASSIC MEDITERRANEAN ARCHITECTURE. Lower level consists of VACANT 3 bedrooms, 1 3/4 baths, one original bedroom is currently used as a den, this unit was owner occupied, evidenced by a cozy fireplace, kitchen with newer high quality Whirlpool and Bosch appliances upgraded counter tops and backsplash. Primary bedroom with a full bath was added. Metal security screens with safety release latches at the windows and bedroom sliding doors. A detached 2 car garage with driveway and additional parking for 2 full size vehicles.The garage includes a separate country kitchen, buyers and their agents to verify the extended kitchen. ADU potential and add a garage on the driveway, or an oversized ADU for potential passive income. Buyers and their agent are encouraged to use due diligence and investigate the requirements for adding, modifying requirements by the L.A. City Dept. of Bldg. and Safety.. The upstairs unit consists of a 2 bedroom, 1 bath unit with sunrise views, partial L.A. Harbor and Rancho Palos Verdes Views. The "Upside potential is extremely Generou$$$$" The subject property is under L.A. City Rent Stabilization Ordinance

Nearby schools

4/10
Seventh Street Elementary School
Public,•K-5•0.5mi
5/10
Leland Street Elementary School
Public,•K-6•0.5mi
3/10
Cabrillo Avenue Elementary School
Public,•K-5•0.8mi
5/10
Bandini Street Elementary School
Public,•K-6•1.1mi
7/10
White Point Elementary School
Public,•K-6•1.1mi
7/10
South Shores/Csudh Visual And Performing Arts
Public,•K-5•1.1mi
5/10
Fifteenth Street Elementary School
Public,•K-5•1.2mi
5/10
Crestwood Street Elementary School
Public,•K-6•1.3mi
2/10
Barton Hill Elementary School
Public,•K-6•1.4mi
9/10
Park Western Place Elementary School
Public,•K-5•1.5mi
8/10
Mira Catalina Elementary School
Public,•K-5•1.7mi
9/10
Taper Avenue Elementary School
Public,•K-5•2.1mi
4/10
Hawaiian Avenue Elementary School
Public,•K-5•3.5mi
6/10
Eshelman Avenue Elementary School
Public,•K-5•3.9mi
6/10
Harbor City Elementary School
Public,•K-5•4.3mi
4/10
Richard Henry Dana Middle School
Public,•6-8•0.7mi
8/10
Miraleste Intermediate School
Public,•6-8•1.8mi
7/10
Rudecinda Sepulveda Dodson Middle School
Public,•6-8•2.4mi
6/10
Alexander Fleming Middle School
Public,•6-8•4.3mi
4/10
Hudson K-8
Public,•K-8•6.8mi
6/10
San Pedro Senior High School
Public,•9-12•0.4mi
5/10
Nathaniel Narbonne Senior High School
Public,•9-12•5.0mi
5/10
Phineas Banning Senior High School
Public,•9-12•5.0mi
10/10
Palos Verdes Peninsula High School
Public,•9-12•5.2mi
3/10
Cabrillo High School
Public,•9-12•6.7mi
8/10
Palos Verdes High School
Public,•9-12•7.4mi

Price History

Date
Event
Price
12/05/25
Price Change
$1,188,888-8.5%
10/07/25
Listing
$1,299,999
Condition Rating
Fair
Built in 1942, this property is aged but appears well-maintained. The lower unit's kitchen features newer high-quality Whirlpool and Bosch appliances with upgraded countertops and backsplash, which are positive updates. However, the kitchen cabinets retain an older, traditional style. The visible bathroom is significantly outdated with dark blue tile, an older vanity, and dated wallpaper and light fixtures, indicating a renovation likely 15-30+ years ago. While functional, the property requires minor updates, particularly in the bathroom, to meet current aesthetic standards, aligning with a 'Fair' condition.
Pros & Cons

Pros

Great Schools: Elementary School: Taper Avenue Elementary School (9/10). High School: Palos Verdes Peninsula High School (10/10).
Income Potential & Flexibility: As a duplex with one vacant unit, the property offers immediate income generation potential or flexibility for owner-occupancy, catering to various buyer needs.
Significant ADU Potential: The detached 2-car garage, already equipped with a separate country kitchen, presents a strong opportunity for an Additional Dwelling Unit (ADU) conversion, promising substantial passive income.
Prime Location & Neighborhood Appeal: Located in the highly desirable Vista Del Oro neighborhood, known for its charming vintage architecture and pride of ownership, with the added amenity of being a short walk to Averill Park.
Architectural Charm & Views: The property features amazing classic Mediterranean architecture and offers partial L.A. Harbor and Rancho Palos Verdes views from the upstairs unit, enhancing its aesthetic and desirability.
Updated Lower Unit Features: The owner-occupied lower unit benefits from a recently updated kitchen with high-quality Whirlpool and Bosch appliances, upgraded countertops, a cozy fireplace, and an added primary bedroom with a full bath.

Cons

Rent Stabilization Ordinance: The property is subject to the L.A. City Rent Stabilization Ordinance, which may restrict rental income growth and limit landlord flexibility in managing the tenanted unit.
Age of Property & Potential Maintenance: Built in 1942, the property is over 80 years old, which could imply the need for ongoing maintenance or potential future investments in major system upgrades not explicitly detailed as completed.
Recent Price Reduction: A significant price adjustment from the original listing price suggests potential market resistance or an initial overvaluation, which could impact buyer perception or future appreciation.

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