Case Study: Michael Avenue Marvel — From “Nice” to Need‑it‑Now
Why this one mattered: A tidy Mar Vista charmer, 4028 Michael Avenue was primed for a 1031 exchange. Translation: sell fast, sell high, don’t blow the timeline. The sellers needed surgical precision and absolute calm. That’s kind of our jam.
Quick Stats
| What | Details |
|---|---|
| Bedrooms / Baths | 3/2 |
| Living Size | 1,219 sq ft |
| Lot Size | 5,504 sq ft |
| List Price | $1,250,000 |
| Sale Price | $1,566,000 (+ $316 k / ~25 % over ask) |
| Offers in Week 1 | 28 |
| Timeline note | Closed comfortably inside the seller’s 1031‑exchange window |
Challenge
Non‑negotiable timeline: 1031 rules left zero room for listing or escrow delays.
Competitive sub‑market: Mid‑century cuteness abounds in Mar Vista; 4028 Michael had to stand out without losing its soul.
Solution
Strategic Price Positioning
Set the ask at $1.25 M—low enough to widen the buyer pool, high enough to protect the seller’s goals.
Pre‑Listing Refresh
- Patch & Paint: Filled nail holes and applied a crisp, airy paint palette to brighten interiors.
- Hardware Swaps: Simple, modern fixtures replaced dated knobs and pulls for instant polish.
- Landscape Tidy‑Up: Trimmed hedges, fresh mulch, and drought‑friendly pops of green boosted curb appeal.
- Depersonalize & Declutter: Removed personal items to let rooms breathe.
- Minimal‑Yet‑Charming Staging: Light, cute décor—inside and out—showcased the footprint without crowding it.
- Balance of Old & New: Preserved vintage character details so buyers could appreciate the home’s heritage while still imagining their own upgrades later.
Visual Storytelling
- Pro daylight and twilight photography highlighted the indoor and outdoor spaces.
- Floor‑plan graphics and a short walkthrough video clarified layout and scale online.
Targeted Media Launch (First 72 Hours)
- E‑blast to Pardee’s active‑buyer database.
- Social ads and local publication feature aimed at Westside move‑up buyers.
- “Just‑Listed” drop letters to the immediate neighborhood to tap local referral power.
Structured Open‑House Weekend
- Premier open house created a lively, “new‑to‑market” energy.
- Sign‑ins funneled every visitor into a follow‑up cadence for immediate feedback and offer guidance.
Offer Management & 1031 Coordination
- Sorted the 28 offers into clear tiers; engaged the top group to streamline negotiations.
Results
Sold for $1,566,000—$316K(!) above the asking price—after just one week on market.
Smooth, on‑schedule escrow that met every 1031 deadline with days to spare.
The Proof is in the People
"I recently had the pleasure of working with Pardee Properties to sell my property, and I couldn’t be more satisfied with their service...The Pardee team exceeded my high expectations, providing peace of mind and the confidence to delegate the entire process to them. Communication was outstanding, with the team being consistently responsive and informative. I felt we were in lockstep with every decision along the way. Their exceptional customer service ensured I felt supported from the beginning to the end. Within a short timeframe, we received over 20 offers, and my property sold at a fantastic price with a quick and smooth escrow. Thanks to their passion and excellence, the process was seamless and extraordinarily successful.”
- Seller of 4028 Michael via Zillow
Pardee’s market‑attuned pricing, thoughtful refresh, and disciplined launch sequence delivered the visibility and momentum needed to set the pace for Mar Vista, all while preserving the seller’s strict 1031 timeline. When timing matters and character counts, a precise plan makes all the difference.
