856 Williams, Brea, California 92821, Brea, 92821 - 5 bed, 4 bath
856 Williams
Brea, California 92821
Property Price
SUMMARY
Analysis of 856 Williams, Brea, California 92821 reveals a Fairly Priced Property with a current list price of $1,650,000 aligned with the estimated $1,685,500 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 Brea 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 |
|---|---|---|---|---|---|---|
★ 856 Williams Subject | $1,650,000* List Price | 5 | 4 | 4,036 | $418 | - |
A 812 Reynoso Sold | $1,300,000 | 4 | 3 | 2,677 | $486 | 0.2 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
Built in 2004, the property falls within the 10-20 year age range for a 'good' condition rating. It is move-in ready and has been well-maintained, featuring over $130,000 in upgrades including newer laminate flooring on the main level, plush carpeting upstairs, and extensive custom built-ins. While the kitchen and bathrooms retain their original 2004 finishes, they are described as immaculate and functional, providing a solid foundation for future cosmetic personalization without requiring immediate renovation.
PROSSTRENGTHS & OPPORTUNITIES
- Versatile Multi-Level Floor Plan
The expansive 4,036 sq ft layout features private living suites on all three levels, providing exceptional flexibility for multi-generational living, guests, or dedicated home offices.
- Prime Location and Amenities
Situated steps from Founders Park, the property offers immediate access to a community pool, sports courts, and playgrounds, while being served by the highly-rated Brea-Olinda Unified School District.
- Substantial Interior Upgrades
With over $130,000 in improvements, including custom built-ins, closet organizers, and updated flooring, the home is move-in ready and offers high-end functional value.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 4036, other record living area = 3861. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 5, other record bedroom count = 6.
- Low Available Lot Utilization
The property has a small lot size, more than 70 percent of which is taken by its living area. lot size in square feet = 4525, living area = 4036.
- Leased Solar System
The solar panels are leased rather than owned, which requires a contract assumption by the buyer and may be less desirable than an owned system for long-term cost savings.
About 856 Williams
Over 4,000 sq. ft designed for modern, low maintenance, work-from-home living just steps from Founders Park. This rare 5-bedroom (could be 6-7), 4-bath executive home features one of the community’s most versatile floor plans, offering private living suites on every level, ideal for today’s lifestyles, teens, hybrid work to multi-use living. Multiple bonus/office spaces. The main level welcomes you with flexible formal living/dining space and an expansive kitchen with large center island, walk-in pantry, 5-burner gas cooktop, double ovens, and an open layout flowing into the family room. The kitchen’s clean, original finishes have been well maintained and provide an opportunity to personalize cosmetic updates over time, without paying a renovation premium upfront. An oversized main-level bedroom and full bath offer flexibility for guests or a private office. On the second floor, the main primary suite includes a large dedicated office/sitting area, dual vanities, walk-in shower, separate soaking tub, added linen cabinet, and his-and-her closets with custom built-ins. An oversized loft is ideal for a game room with built-in bar. Spacious secondary bedrooms, each with walk-in closets, plus a full bathroom and convenient upstairs laundry complete this level. The third floor functions as a true private suite, complete with a bedroom, full bath, large living loft, alcove, and custom walk-in attic closet, ideal for teens, long-term guests, or a quiet work-from-home retreat. Over $130,000 in upgrades enhance everyday living, including custom built-ins, storage solutions, closet organizers, newer laminate flooring on the main level, plush carpeting upstairs, and hardscape improvements. The low-maintenance backyard features a custom putting green and lush landscaping, no large yard to maintain when Founders Park’s fields, playground, basketball and tennis courts, and community pool, spa, and BBQ area just steps away. Leased solar and driveway parking for 4 cars are a plus.Located in one of Brea’s most desirable neighborhoods and served by highly rated schools including Mariposa Elementary, Brea Junior High, and Brea Olinda High, this immaculate, move-in-ready home offers exceptional value, flexibility, and lifestyle, where your backyard is truly the park. Schedule your private showing today.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2004
- Lot Size
- 4,525 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 4 (4 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $180.0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 4.0 | 80% |
| Baths | 4.0 | 3.0 | 87% |
| Square foot | 4,036 | 1,860 | 99% |
| Lot Size | 4,525 | 7,210 | 22% |
| Price | $1.65M | $1.17M | 94% |
| Price per sq ft | $409 | $588 | 1% |
| Built year | 2004 | 1968 | 94% |
| HOA | $180.0 | $0 | 80% |
| Days on market | 46 | 148 | 12% |
Pricing History
Listed for Sale
Mar 4, 2026
$1,650,000
$1,680,888
-2% Price Drop
Initial Listing
Price Change
Feb 21, 2026
$1,680,888
$1,685,500
+0% Price Increase
Initial Listing
Price Change
Jan 20, 2026
$1,685,500
Initial Listing