DRE #02253753
(424) 766-4375 · marc@frontgaterealestate.com
Open House Market Report
1921 6th Street Santa Monica
2 Bed · 2 Bath · 1,215 Sq Ft · 2,515 Sq Ft Lot · Built 1910 · Single Family
Market data current as of September 20, 2026
List Price
$1,399,000
Price / Sq Ft
$1,151
Interior
1,215 sq ft
Beds / Baths
2 / 2
Lot Size
2,515 sq ft
HOA Dues
None
Where This Home Stands Out
48% more
Interior Space
The three competing two-bedroom homes listed under $1.5M average 820 square feet. This one is 1,215.
$1,151 / sq ft
Lowest In The Set
Below every matched active two-bedroom listing and below every matched sale closed in this pocket since June.
$1,810,000
Closest Sold Compare
630 Ashland Ave, a 2/2 built in 1921, closed August 20 at $1,284 per foot in nine days.
What Else Is Available
Matched set: two-bedroom single family homes, pre-1955 construction, same submarket. Four competing listings out of 13 active single family homes in the search area. Median list price across all 13 actives is $2,625,000.
1921 6th St Subject$1,399,000
2 bd / 2 ba · 1,215 sq ft · 2,515 lot · built 1910 · $1,151/sq ft · 30 days on market
728 Pacific St$1,198,000
2 bd / 2 ba · 840 sq ft · 2,509 lot · built 1941 · $1,426/sq ft · 11 days on market
806 Navy St Reduced$1,295,000
2 bd / 1 ba · 860 sq ft · 1,987 lot · built 1951 · $1,506/sq ft · 89 days on market · from $1,495,000
2822 11th St$1,485,000
2 bd / 1 ba · 760 sq ft · 2,869 lot · built 1939 · $1,954/sq ft · 11 days on market
2460 Beverley Ave Larger$3,750,000
2 bd / 2 ba · 2,067 sq ft · 3,593 lot · built 1923 · $1,814/sq ft · 91 days on market
Competing set, excluding subject: 1,132 sq ft average · $1,390,000 median price · $1,660 median per foot
Address
Bd/Ba
Sq Ft
Lot
Built
List Price
$/Sq Ft
DOM
1921 6th St Subject
2 / 2
1,215
2,515
1910
$1,399,000
$1,151
30
728 Pacific St
2 / 2
840
2,509
1941
$1,198,000
$1,426
11
806 Navy St Reduced
2 / 1
860
1,987
1951
$1,295,000
$1,506
89
2822 11th St
2 / 1
760
2,869
1939
$1,485,000
$1,954
11
2460 Beverley Ave Larger
2 / 2
2,067
3,593
1923
$3,750,000
$1,814
91
Competing set, excluding subject
1,132 avg
$1,390,000 med
$1,660 med
51 avg
How This Home Is Priced
Two-bedroom homes under $1.5M only. The shaded band is where comparable pre-1950 homes under 1,500 square feet actually closed. The solid bar is what is competing right now.
This home$1,399,000
Active median$1,295,000
$1,198,000$1,485,000
Matched active listings, three competing homes under $1.5MMatched pre-1950 closed sales, $1,281,768 to $1,810,000
What's Been Selling Here
Sixteen single family homes closed in the search area since mid-June. Eleven of those are verifiable arm's-length MLS sales. Below are the matched ones: pre-1950 construction, comparable footprint, same submarket.
630 Ashland Ave Closest$1,810,000
2 bd / 2 ba · 1,410 sq ft · built 1921 · closed 08/20/26 · $1,284/sq ft · 9 days · 99.2% of list
633 Navy St$1,450,000
2 bd / 1 ba · 689 sq ft · built 1928 · closed 08/19/26 · $2,105/sq ft · 26 days · 96.7% of list
745 Navy St$1,281,768
1 bd / 1 ba · 712 sq ft · built 1924 · closed 07/13/26 · $1,800/sq ft · 28 days · 91.6% of list
1419 Pacific St 3 Bd$2,515,000
3 bd / 2 ba · 1,537 sq ft · built 1948 · closed 08/18/26 · $1,636/sq ft · 8 days · 105.0% of list
1414 Bay St 3 Bd$2,500,000
3 bd / 2 ba · 1,582 sq ft · built 1944 · closed 07/06/26 · $1,580/sq ft · 7 days · 113.9% of list
737 Ashland Ave 4 Bd$2,050,000
4 bd / 2 ba · 1,777 sq ft · built 1888 · closed 06/25/26 · $1,154/sq ft · 53 days · 97.7% of list
Two-bedroom and smaller: $1,281,768 to $1,810,000 · $1,284 to $2,105 per foot · 26 days median
Address
Bd/Ba
Sq Ft
Built
Closed
Sale Price
$/Sq Ft
DOM
% of List
630 Ashland Ave Closest
2 / 2
1,410
1921
08/20/26
$1,810,000
$1,284
9
99.2%
633 Navy St
2 / 1
689
1928
08/19/26
$1,450,000
$2,105
26
96.7%
745 Navy St
1 / 1
712
1924
07/13/26
$1,281,768
$1,800
28
91.6%
1419 Pacific St 3 Bd
3 / 2
1,537
1948
08/18/26
$2,515,000
$1,636
8
105.0%
1414 Bay St 3 Bd
3 / 2
1,582
1944
07/06/26
$2,500,000
$1,580
7
113.9%
737 Ashland Ave 4 Bd
4 / 2
1,777
1888
06/25/26
$2,050,000
$1,154
53
97.7%
Two-bedroom and smaller
$1,281,768 to $1,810,000
$1,284 to $2,105
26 med
The read. Every matched two-bedroom sale in this pocket closed above $1,284 per foot. This home is listed at $1,151. The competitive heat sits one tier up, in the 1,500 to 1,600 square foot three-bedroom band, where 1419 Pacific and 1414 Bay closed at 105% and 113.9% of list in eight and seven days. At and below 1,410 square feet, every matched sale closed at or under asking. Vintage is separated on purpose: the only newer product in the set, a 2006 build, closed at $1,153 per foot, essentially the same per-foot number as this home's ask.
Reading The Market
01
Pace rewards accurate pricing
Across the 11 verifiable sales, eight went under contract within 30 days and the group averaged 100.3% of list. Median time on market is 18 days. The three that took longer than 30 days averaged 93.1%. Homes here do not sit when the number is right, and the ones that do sit give up the premium.
02
The search band matters
At $1,399,000 this home appears in every search capped at $1.4M. The next step up in the two-bedroom set is 2822 11th St at $1,485,000, an $86,000 increase for 455 fewer square feet of interior space.
03
Square footage is where the value sits
Median price per foot across all 13 active single family listings is $1,506. This home is 24% below that. Among the competing two-bedroom listings it carries the most interior space under $1.5M and the lowest cost per foot at the same time.
04
Newer construction is not a per-foot premium here
The one newer build to close in the set, a 2006 home on 7th St, sold at $1,153 per foot. The one newer build now active, a 2007 home on Bay, asks $1,170. Both sit within $20 a foot of this home's ask. What separates them is total size, not vintage, so the step up to newer product is a scale decision rather than a quality premium.
Smart Questions Before You Write An Offer
Permits and recorded square footage
A 1910 home has usually been modified more than once. The City of Santa Monica permit counter and your inspector can confirm whether the 1,215 square feet matches the record and whether additions were permitted. Ask for the answer in writing before contingencies come off.
Systems and structure
Ask the seller what has been replaced and when: foundation and bolting, electrical panel and wiring, supply plumbing, sewer lateral, and roof. Age of systems drives the first five years of cost more than anything you will see on the tour.
Historic status
Santa Monica maintains a Historic Resources Inventory. The City's Planning Division can confirm whether a property is listed, designated, or in a study area. That status affects exterior changes, demolition, and timelines.
Lot and future options
At 2,515 square feet the lot runs mid-pack for the competing two-bedroom set, which spans 1,987 to 2,869. The $2.5M-and-up sales in this search sat on 5,600 square feet and more. Plan around the existing footprint and let the City confirm what any addition would allow.
Your Advisor
Marc Anthony Ebuen
Real Estate Advisor · Compass
Thirteen years running hotel operations, front desk through Director of Operations, before real estate. That work was managing an asset other people owned and being accountable for every detail of it. Same standard applies here. I read a property the way I read a building: systems, condition, cost of ownership, and what the numbers say once the tour is over.
Questions on any figure in this report, ask me at the sign-in table. I will walk you through the comp set.