31305 Via Parra, San Juan Capistrano, California 92675, San Juan Capistrano, 92675 - 4 bed, 3 bath
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San Juan Capistrano, California 92675
This Turnkey Single-Family Residence represents a Strong Value Opportunity, listed at $1,845,000—positioned well below the $1,985,990 Fair Market Value by 7%. This valuation gap provides $140,990 in Instant Equity. With an Excellent Condition Rating and extensive infrastructure upgrades—including solar, Tesla batteries, and a replastered pool—this home offers a premium lifestyle. Located in the Capistrano Unified School District, it is an ideal acquisition for Owner-Occupants or discerning families seeking a move-in ready sanctuary near the coast.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 31305 Via Parra Subject | $1,845,000* List Price | 4 | 3 | 2,862 | $694 | - |
A 31342 Via Parra Sold | $1,995,000 | 4 | 3 | 3,117 | $640 | 0.1 mi |
B 28021 Camino Santo Domingo Sold | $2,209,650 | 4 | 3 | 2,968 | $744 | 0.6 mi |
C 31332 Paseo Cadiz Sold | $2,092,500 | 4 | 3 | 2,757 | $759 | 0.9 mi |
D 27901 Via Estancia Sold | $1,805,000 | 4 | 3 | 2,885 | $626 | 0.6 mi |
E 27941 Via Estancia Sold | $1,875,000 | 4 | 3 | 2,885 | $650 | 0.6 mi |
F 28085 Via Del Cerro Sold | $1,572,000 | 4 | 2 | 2,040 | $771 | 0.5 mi |
G 31171 Santa Margarita Place Active | $1,899,999 List Price | 4 | 3 | 2,978 | $638 | 0.2 mi |
* Subject property listed price vs sold prices of comps.
Property is new construction or fully renovated.
While built in 1979, the property has undergone extensive recent renovations within the last 5 years. Key updates include a modern kitchen with quartz countertops and subway tile, new flooring, and fresh paint. Crucially, major systems have been modernized with a PEX repipe, upgraded electrical panel, new A/C condenser, and a newer roof, meeting the criteria for mint condition with no immediate maintenance needed.
The property features high-value mechanical and energy upgrades, including a full PEX repipe, solar panels with Tesla backup batteries, a new A/C condenser, and a newer roof, ensuring long-term efficiency and reduced maintenance costs.
Situated on a rare 10,150 sq. ft. flat cul-de-sac lot, the home offers a resort-style backyard with a recently replastered pool and spa, providing exceptional privacy and space for entertaining.
The absence of HOA fees and Mello-Roos, combined with a low property tax rate of approximately 1%, offers a significant monthly carry-cost advantage over newer developments in the area.
With 54 days on the market and two consecutive price reductions from the original $1.995M list price, the property may be battling a 'stale' listing perception among savvy buyers.
For a residence of nearly 2,900 square feet, the 2.5-bathroom configuration is relatively low, which may be a drawback for larger families or buyers expecting more full bathrooms at this price point.
HUGE PRICE IMPROVEMENT — The Neighborhood You Want. The Opportunity You Rarely Find. Welcome to 31305 Via Parra, located on a quiet cul-de-sac in the highly desirable Mission Woods neighborhood of San Juan Capistrano. This spacious 4-bedroom, 2.5-bath home offers 2,862 sq. ft. of living space on an impressive 10,150 sq. ft. flat lot. The bright floor plan features soaring ceilings, formal living and dining rooms, a large family room with a custom fireplace, and a spacious kitchen with quartz countertops, stainless steel appliances, subway tile backsplash, abundant cabinetry, and a breakfast nook. Recent improvements include new flooring, fresh interior paint, a modern staircase with a cable railing, a custom front door, an updated downstairs bathroom, a newer roof, a completed PEX repipe, an upgraded electrical panel, a new A/C condenser, solar panels with Tesla backup batteries, a Tesla charger, and more. The resort-style backyard is perfect for entertaining, with a recently replastered pool and spa, Pentair automation, a covered patio, an expansive lawn, and mature landscaping. Perfectly located just minutes from Downtown San Juan Capistrano, restaurants, shopping, scenic trails, and the beach. Move in and enjoy it today or personalize it over time—this is your opportunity to build equity in one of San Juan Capistrano's most desirable neighborhoods. No HOA • No Mello-Roos • Approx. 1% Tax Rate. Located less than 5 miles to the beach & Dana Point Harbor. A short distance to downtown San Juan Capistrano, the historic SJC Mission, and the train station. ""An outstanding opportunity to own in one of San Juan Capistrano's most desirable neighborhoods at an exceptional new price!!!
No exterior & parking available.
Grades K-5 • 1.5 mi
Grades 6-8 • 2.4 mi
Grades 9-12 • 1.4 mi
No sensitive facilities data found.
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 4.0 | 4.0 |
| Baths | 3.0 | 3.0 |
| Square foot | 2,862 | 2,759.5 |
| Lot Size | 10,150 | 8,298 |
| Price | $1.84M | $2.03M |
| Price per sq ft | $645 | $742 |
| Built year | 1979 | 1992 |
| HOA | $0 | $362 |
| Days on market | 55 | 46 |
Jul 9, 2026
$1,845,000
$1,895,000
-3% Price Drop
Initial Listing
Jun 20, 2026
$1,895,000
$1,995,000
-5% Price Drop
Initial Listing
May 28, 2026
$1,995,000
Initial Listing
Dec 4, 2018
$975,000
Public Record
Jun 22, 1999
$450,000
Public Record
Jun 19, 1997
$400,000
Public Record