13861 Pine St., Westminster, California 92683, Westminster, 92683 - 5 bed, 3 bath
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Westminster, California 92683
This property presents a High-Potential Investment Opportunity with a List Price of $1,399,999, currently priced above the $1,312,988 Fair Market Value. Featuring a Dual-Living Configuration and C-2 Commercial Zoning, this 5-bedroom, 3-bathroom asset offers significant flexibility for multi-generational use or future mixed-use development. With a Condition Rating of 4, the property requires system upgrades and cosmetic repairs. This versatile corner lot is an ideal acquisition for Buy-and-Hold Investors or Owner-Occupants seeking to leverage long-term commercial appreciation potential in a prime Westminster location.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13861 Pine St. Subject | $1,399,999* List Price | 5 | 3 | 2,082 | $631 | - |
A 6692 Sutton Sold | $1,200,000 | 5 | 3 | 2,178 | $551 | 0.7 mi |
B 13161 Summit Circle Sold | $1,050,000 | 4 | 2 | 1,683 | $624 | 0.8 mi |
C 14181 Roxanne Active | $1,375,000 List Price | 5 | 4 | 1,943 | $708 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
Built in 1950 with renovations that appear to be over 20 years old. The kitchen features dated oak cabinetry and older tile flooring, while the bathroom is functional but lacks modern updates. Visible deferred maintenance in the yard and the presence of older wall heaters indicate the need for system upgrades and cosmetic repairs.
The property features a versatile layout with a 3-bedroom main residence and a separate 2-bedroom upstairs unit, making it ideal for multi-generational families or investors seeking dual rental income streams.
Situated on a C-2 Commercial zoned block, this property offers rare flexibility for future mixed-use or business development, providing significant long-term value appreciation beyond standard residential use.
The spacious corner lot location provides enhanced visibility, additional street frontage, and improved accessibility, which are critical advantages for both residential privacy and potential commercial exposure.
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 5, other record bedroom count = 3.
The recent list price increase to $1.399M, following a $1.1M sale in 2023, places the property at a high price point that may challenge traditional residential appraisals.
While the C-2 zoning is a benefit, any transition to commercial or mixed-use requires extensive due diligence and city approvals, which may complicate financing and increase the timeline for development.
Welcome to 13861 Pine St., Westminster, CA 92683—a CORNER LOT unique property offering exceptional flexibility for homeowners, investors, and future business opportunities. This spacious property features 5 bedrooms, 2.5 bathrooms, approximately 2,082 square feet of living space, situated on a 6,375-square-foot lot. The home is thoughtfully configured with a 3-bedroom, 1-bathroom main residence in the front and a 2-bedroom, 1-bathroom upstairs living area in the back, making it ideal for multi-generational living or for an owner to live in one unit while renting out the other for additional income. Currently used as a residential property, this home is located on a block that is zoned C-2 Commercial, with many neighboring properties already being utilized for commercial purposes. According to the City of Westminster, there may be potential for future mixed-use (commercial/residential) development. Buyers are strongly encouraged to verify all zoning, land use, and development possibilities directly with the City of Westminster and satisfy themselves regarding any intended use of the property. Whether you’re looking for a comfortable home with rental income potential or exploring future commercial or mixed-use opportunities, this versatile property offers outstanding possibilities in a prime Westminster location.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 5.0 | 4.0 |
| Baths | 3.0 | 2.0 |
| Square foot | 2,082 | 1,888 |
| Lot Size | 6,375 | 6,527 |
| Price | $1.40M | $1.15M |
| Price per sq ft | $672 | $704 |
| Built year | 1950 | 1963 |
| HOA | $0 | $450 |
| Days on market | 8 | 36 |
Jul 15, 2026
$1,399,999
Initial Listing
Jul 14, 2026
$1,349,999
Initial Listing
May 11, 2023
$1,100,000
Public Record
May 23, 2022
$900,000
Public Record