The Location
Marquez Knolls sits in the interior of Pacific Palisades, north of Sunset and east of the canyon corridors that burned hardest in early. Livorno Drive is a quiet cul-de-sac in Lower Marquez Knolls, a pocket that attracts families and design-build buyers who want Palisades schools and coastal proximity without paying the beach-block premium.
What an Operator Sees
The $1.44 million purchase price is only the first check.
For this analysis, I assumed a 3,150 SF rebuild with an all-in hard construction cost of $300/SF. Once architecture, engineering, permits, financing, project management, insurance and contingency are included, the effective construction cost increases to roughly $475/SF, or about $1.5 million before the cost of the land.
That puts the estimated total investment at approximately $2.94 million.
Because there are not yet enough completed post-fire rebuild sales, I modeled three potential exit values based on today's existing home market:
- $1,200/SF: ≈ $3.78 million
- $1,300/SF: ≈ $4.10 million
- $1,500/SF: ≈ $4.73 million
These aren't predictions—they're planning assumptions. I'll continue tracking every completed rebuild sale in Pacific Palisades and update these benchmarks as the market develops.
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Send OMs and off-market opportunities to: David@AtlasBrief.LA