13381 Epping, Tustin, California 92780, Tustin, 92780 - 5 bed, 3 bath
13381 Epping
Tustin, California 92780
Property Price
SUMMARY
Analysis of 13381 Epping, Tustin, California 92780 reveals a Fairly Priced Property with a current list price of $1,415,000 aligned with the estimated $1,409,751 Fair Market Value. This represents a stable investment opportunity at market rate. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Tustin 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.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13381 Epping Subject | $1,415,000* List Price | 5 | 3 | 2,243 | $629 | - |
A 14032 Woodlawn Sold | $1,300,000 | 5 | 3 | 1,973 | $659 | 0.7 mi |
B 13511 Epping Way Sold | $1,485,000 | 3 | 2 | 2,255 | $659 | 0.1 mi |
C 13631 Fielding Drive Sold | $1,350,000 | 4 | 3 | 2,150 | $628 | 0.3 mi |
D 175 Orangewood Lane Sold | $1,310,000 | 3 | 2 | 2,046 | $640 | 1.0 mi |
E 1311 La Colina Drive Sold | $1,490,000 | 4 | 2 | 2,136 | $698 | 0.9 mi |
F 13541 Dean Active | $1,500,000 List Price | 5 | 3 | 2,020 | $743 | 0.2 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The property is move-in ready with significant updates including a remodeled kitchen with granite countertops and stainless steel appliances, updated bathrooms, and newer HVAC and water heater. While originally built in 1964, the extensive interior renovations, vinyl windows, and water-resistant plank flooring provide a modern feel and well-maintained systems.
PROSSTRENGTHS & OPPORTUNITIES
- Multi-Generational Layout
The floor plan is exceptionally versatile, featuring a primary suite and two additional bedrooms on the main level, making it ideal for extended families or those prioritizing long-term accessibility.
- Extensive Modern Upgrades
The property boasts significant capital improvements, including a remodeled kitchen with granite countertops, newer HVAC, vinyl windows, and a newer water heater, ensuring move-in readiness and lower immediate maintenance costs.
- Favorable Ownership Costs
With no HOA fees, no Mello-Roos assessments, and a low tax rate, this home offers a distinct financial advantage and lower monthly carrying costs compared to many neighboring communities.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 5, other record bedroom count = 4.
- Lack of Scenic Views
The property does not offer any significant views, which may be a drawback for buyers seeking the panoramic vistas often found in other premium Orange County residential pockets.
- Legacy Architectural Era
Despite extensive interior remodeling, the 1964 construction may still reflect some traditional floor plan constraints that lack the full open-concept flow found in contemporary new builds.
About 13381 Epping
Welcome to 13381 Epping Way, a two-story home on a quiet, tree-lined cul-de-sac in Tustin, ideal for multi-generational living. The main level features a primary bedroom and bathroom along with two additional bedrooms and a full bath, while the upper level offers two more bedrooms and another full bathroom. The remodeled kitchen includes granite countertops, birch cabinetry, stainless steel appliances, and water-resistant plank flooring throughout the downstairs. Enjoy a private gated front courtyard and a spacious backyard with covered patio, block wall fencing, and rear gate access. The garage has been remodeled. Additional updates include remodeled upstairs bedrooms and bath, vinyl windows and sliding doors, newer HVAC, and a newer 50-gallon water heater. No HOA, no Mello-Roos, and low taxes. Conveniently located near Old Town Tustin, Tustin Marketplace, top-rated schools, major freeways, Irvine Spectrum, and John Wayne Airport.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1964
- Lot Size
- 7,380 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
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 3.0 | 88% |
| Baths | 3.0 | 2.0 | 64% |
| Square foot | 2,243 | 1,691 | 82% |
| Lot Size | 7,380 | 7,280 | 54% |
| Price | $1.42M | $1.26M | 81% |
| Price per sq ft | $631 | $702 | 24% |
| Built year | 1964 | 1965 | 49% |
| HOA | $0 | $0 | 50% |
| Days on market | 33 | 163 | 1% |
Pricing History
Listed for Sale
Feb 27, 2026
$1,415,000
$1,450,000
-2% Price Drop
Initial Listing
Price Change
Feb 2, 2026
$1,450,000
Initial Listing
Sold
Jan 12, 2024
$1,186,500
Public Record