696 Mystic View, Laguna Beach, California 92651, Laguna Beach, 92651 - 3 bed, 3 bath
696 Mystic View
Laguna Beach, California 92651
Property Price
SUMMARY
Analysis of 696 Mystic View, Laguna Beach, California 92651 reveals a Fairly Priced Property with a current list price of $3,895,000 aligned with the estimated $3,922,927 Fair Market Value. This represents a stable investment opportunity at market rate. The property maintains a Poor Condition Rating (30/100), indicating the property requires renovation and updates to maximize its market potential. This presents opportunities for value-add investors. Located in a high-demand neighborhood within the Laguna Beach Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for Experienced Investors and Fix-and-Flip Specialists.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 696 Mystic View Subject | $3,895,000* List Price | 3 | 3 | 2,447 | $1,603 | - |
A 1214 Anacapa Way Sold | $4,175,000 | 4 | 3 | 2,594 | $1,609 | 0.3 mi |
B 417 Poplar Street Active Under Contract | $3,200,000 List Price | 3 | 3 | 2,066 | $1,549 | 0.4 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is extensive renovation needed.
This 1960 mid-century residence is in largely original condition and requires substantial rehabilitation or a complete rebuild to meet modern luxury standards. While it retains architectural character like exposed beams, the kitchen, bathrooms, and major systems are significantly outdated, with the listing explicitly marketing the property as a restoration project or a development opportunity for new construction.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: El Morro Elementary School (9/10). Middle School: Thurston Middle School (9/10). High School: Laguna Beach High School (9/10).
- Exceptional Panoramic Views
The property offers rare 270-degree views encompassing the Pacific Ocean, Catalina Island, and the coastline from nearly every room, providing a premier coastal living experience.
- Significant Development Potential
Situated on an expansive 9,520 square-foot lot with conceptual renderings for a 4,000+ square-foot residence, this property presents a high-value opportunity for developers or custom builders.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 2447, other record living area = 2079. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 3, other record bedroom count = 2.
- Original 1960s Condition
The home retains its original mid-century finishes and systems, which will likely require a substantial capital investment for modernization and restoration to meet contemporary luxury standards.
- Challenging Topography
The terraced nature of the lot may limit usable flat outdoor space and increase the complexity and cost of future landscaping or new construction projects.
About 696 Mystic View
Perched at the end of a quiet cul-de-sac in the coveted enclave of Mystic Hills, this iconic 1960 mid-century residence showcases breathtaking 270-degree panoramic views of White Water, Coastline, Pacific Ocean, Catalina Island, Laguna Canyon, and the Surrounding Mountains Ranges, all from its premier setting above Downtown Laguna Beach. Spanning approximately 2,447 square feet on an expansive 9,520 square-foot terraced lot, this 3-bedroom, 2.5-bathroom home captures stunning views from virtually every room. The main-level wraparound balcony allows you to soak in the breathtaking scenery in complete privacy, while the main-level primary suite offers exceptional convenience. The kitchen is perfectly positioned to enjoy white water ocean vistas and Catalina Island Sunsets that elevate everyday living. The lower level features two additional bedrooms connected by a Jack-and-Jill bathroom, with sliding doors that open to the generous backyard. Ideal for relaxing in nature, soaking in endless views, or hosting holiday gatherings and dinner parties, this outdoor space enhances the home’s seamless indoor-outdoor flow. Each bedroom showcases unforgettable scenery, creating a true coastal retreat experience. Rich with authentic mid-century character, the home features its original fireplace, beautifully exposed beams, and architectural details that celebrate the era’s timeless design. This is a rare opportunity for a mid-century enthusiast to thoughtfully restore and customize a classic — or for a developer to capitalize on the generous lot size, with potential to build a new construction residence of 4,000+ square feet. Conceptual renderings by local Laguna Beach architect Leigh Snow are available in the listing supplements, offering an inspiring vision of the property’s full potential. Enjoy endless coastal/canyon views and close proximity to Laguna Beach High School, downtown Laguna Beach, Laguna Canyon, the beloved Sawdust Art Festival, Festival of Arts, and Main Beach — along with world-class dining, shopping, and coastal living at its finest. Opportunities like this are exceptionally rare. Don’t miss your chance to own or reimagine a true Laguna Beach legacy property.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1960
- Lot Size
- 9,520 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Laguna Beach Unified Schools
Top Of The World Elementary School
Grades K-5 • 1.6 mi
El Morro Elementary School
Grades K-5 • 2.0 mi
Thurston Middle School
Grades 6-8 • 0.9 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 2,447 | 2,054 | 66% |
| Lot Size | 9,520 | 6,041.5 | 84% |
| Price | $3.90M | $3.06M | 67% |
| Price per sq ft | $1.6K | $1.6K | 53% |
| Built year | 1960 | 1965 | 37% |
| HOA | $0 | $0 | 50% |
| Days on market | 6 | 200 | 2% |
Pricing History
Listed for Sale
Mar 1, 2026
$3,895,000
Initial Listing
Sold
Dec 5, 2016
$1,850,000
Public Record