Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search

    15305 De Pauw St Pacific Palisades, CA 90272

    View on Map
    Claim this Listing
    Pending
    $2,795,000

    LAND - Pacific Palisades, CA

    Lot size:
    0.17 Acres
    Added:
    Jan 28, 2026
    Days on Market:
    100
    Last Refresh:
    May 8 at 3:06 pm

    Property Features for 15305 De Pauw St

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    LAR1
    Standard status
    Pending
    APN
    4412-011-002
    Lot size
    0.17 Acres

    We can help!

    Listing Contact
    Santiago Arana

    Listing agent Santiago Arana License #01492489

    Listing office The Agency 11777 San Vicente Blvd. Suite 850, Beverly Hills, CA

    Listing date Jan 28, 2026

    MLS# 26644421 Listing URL

    Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • RTI (Ready‑To‑Issue) plans for a stunning 5,800 sq. ft. architectural residence featuring 5 bedrooms and 6 bathrooms, offering immediate construction potential.
    • Enjoy significant cost savings and a time advantage thanks to surviving basement walls and pool, plus waived permit fees for the new owner.
    • Prime Pacific Palisades location, conveniently close to Caruso Village, top‑rated schools, hiking trails, and the beach.
    • Approved plans showcase a modern coastal design with open‑concept living and a seamless indoor‑outdoor flow.
    • Shovel‑ready project on a parcel overlooking Portrero Canyon.
    • Includes desirable features like a gym, elevator, lower‑level entertaining space, office, and rooftop.

    Overview

    Pacific Palisades Land Ready to Rebuild

    This property presents an opportunity to rebuild a home in Pacific Palisades. The existing basement walls and pool are intact. There are Ready-To-Issue (RTI) plans for a 5,800-square-foot architectural residence featuring 5 bedrooms and 6 bathrooms. The approved plans showcase a modern coastal design with open-concept living and integration of natural light. The residence is designed with three stories, a gym, an elevator, a lower-level entertaining space, an office, and a rooftop. The property, spanning 0.1742 acres, is located moments from Caruso Village, schools, hiking trails, and the beach. This lot overlooks Portrero Canyon and is located in Los Angeles County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Daycare Center Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pacific Palisades
    County
    Los Angeles
    State
    California
    Longitude
    -118.526043
    Latitude
    34.039301

    Nearby Similar for Sale

    • $750,000

      Land in Pacific Palisades, CA

      Rare opportunity to build a modern townhome in Pacific Palisades.
      689 Bienveneda Ave, Pacific Palisades, CA 90272
      View Details
    • $2,995,000

      Pacific Palisades Land Opportunity

      Rare 14,094 SF lot in desirable coastal setting.
      1022 Maroney Ln, Pacific Palisades, CA 90272
      View Details
    • $3,895,000

      Pacific Palisades Vacant Land Parcel

      20,000 sqft vacant land with potential ocean views.
      1018 Maroney Ln, Pacific Palisades, CA 90272
      View Details
    • $7,300,000

      Large Corner Lot in Palisades

      Rare 24,630 sq ft lot in Huntington Palisades.
      14800 Pampas Ricas Blvd, Pacific Palisades, CA 90272
      View Details
    • $1,950,000

      Pacific Palisades Land Opportunity

      Expansive lot in Pacific Palisades ready for custom residence.
      1025 Las Pulgas Rd, Pacific Palisades, CA 90272
      View Details
    • $1,625,000

      Pacific Palisades Land with RTI Plans

      Land with ocean views and ready-to-issue plans.
      16524 Chattanooga Pl, Pacific Palisades, CA 90272
      View Details
    • $3,488,000

      Flat Lot in Pacific Palisades

      Large, flat corner lot in desirable Pacific Palisades neighborhood.
      1180 Fiske St, Pacific Palisades, CA 90272
      View Details
    • $4,575,000

      Ocean View Riviera Land

      Bank-owned Riviera fixer with ocean views on 22,689 sqft.
      1545 Umeo Rd, Pacific Palisades, CA 90272
      View Details
    • $3,290,000

      Ocean-View Lot in Pacific Palisades

      Prime 7,505 sq ft lot near Via Bluffs.
      319 Via De La Paz, Pacific Palisades, CA 90272
      View Details
    • $2,499,000

      Pacific Palisades Ocean View Land

      Rare lot with unobstructed ocean views in Pacific Palisades.
      1120 Cumbre Alta Ct, Pacific Palisades, CA 90272
      View Details
    • $2,195,000

      Pacific Palisades Land with Ocean Views

      Rare opportunity to build a custom home with ocean views.
      16630 Akron St, Pacific Palisades, CA 90272
      View Details
    • $950,000

      Pacific Palisades Land Opportunity

      Prime land parcel in Pacific Palisades with mountain and canyon views.
      17128 Avenida De La Herradura, Pacific Palisades, CA 90272
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Land with RTI plans for a 5,800 sq. ft. home.
    Where is this residential land & home lot located?
    The property is located at 15305 De Pauw St Pacific Palisades, CA.
    What is the asking price?
    The asking price for this property is $2,795,000.
    What are key features of this property?
    This property features: RTI (Ready‑To‑Issue) plans for a stunning 5,800 sq. ft. architectural residence featuring 5 bedrooms and 6 bathrooms, offering immediate construction potential.; Enjoy significant cost savings and a time advantage thanks to surviving basement walls and pool, plus waived permit fees for the new owner.; Prime Pacific Palisades location, conveniently close to Caruso Village, top‑rated schools, hiking trails, and the beach.
    (310) 926-9808
    We can help!
    Listing Contact
    Santiago Arana
    Real Estate License ID: 01492489
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    15305 De Pauw St, Pacific Palisades, CA 90272
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!