Sunday Opens (1/6)

Posted by Dave Fratello on Sunday, January 6th, 2013 at 2:37am.

Call it the quiet before the storm.

There are very, very few open houses in MB this weekend, the first of 2013. We'll direct you to some.

But don't you feel like a spring has been coiled up, pushed down, and is ready to explode out?

Maybe it's hope and expectation... but we're thinking that next week, and the next several weeks, will see a rush of new inventory.

Signs point to one of the sillier Spring seasons we've seen in a while.

But first things first, we have to get through Sunday.


Tree Section

3100 Flournoy (6br/4ba, 2750 sq. ft.) does not inspire.

Sure, they gamely call it a "[d]iamond in the rough" in the listing description, but it's just simply rough.

Two buildings with a pool in between, a chaotic layout, smallish bedrooms, all very dated.

It's far from the optimal use of this flat corner lot on prestigious 31st St.

A reader – an architect, no less – wrote to MBC to say they could see the vision here. With some work, and lots of money, this "diamond" could truly sparkle. It's hard for us to see. Time will tell.

The start price of $1.590M obviously puts serious value in the structure.

The first open house is this Sunday, after a month on the MLS and some broker availability.

3100 Flournoy is open Sun. from the odd hours of 11am-2pm.


Sand Section 

1402 Manhattan Ave.
1402 Manhattan Ave. (3br/4ba, 2400 sq. ft.) is a new, modern TH in the thick of downtown still with a Strand-like PPSF: $1,125/PSF after 4 months.

It's the rear unit of the 2 you see pictured here; the front is taken (by the designer/developer).

The home is all high-style, spare and modern, with layer upon layer of extra detail added in. They didn't do anything the easy way.

The 3br layout isn't quite as expected – there is a little undefined space on the lowest level where you might expect a bedroom; they say this could be a media room, gym or who knows. The 3br are together on the midlevel with a bonus landing in back and up a couple of steps – a good candidate for a sunny office (sunny, you said it – it's got a wall of glass facing south) with some views.

1402 Manhattan Ave. began at a ceiling-pushing price for a TH anywhere in town, $2.799M, and is now down a bit to $2.699M. It's a showpiece, no doubt. It's open Sun. 2-4pm.


East MB

We have found 1350 Gates (6br/6ba, 3500 sq. ft.) compelling in the past, but it's got a key flaw: Zero yard.

This is not your typical Caliterranean. It's got modernistic aspirations. A huge, bright great room, and a very open feel. It completely lacks a "formal living room," which helps deliver extra space elsewhere.

There is a terrific sense of open space from the rooms in back, owing to the way the hill drops off down from Gates toward the south. A rear patio takes some good advantage of that. (But that's it for outdoor space.)

Yes, there are 6br here – 3 of them downstairs and 3 up. One downstairs is a large suite in front, while the others are candidates for office space(s). More views from the master in back.

This one has never actually sold. It came out new as a spec home in 2008 at $2.249M, tried again in 2009 at prices ranging down to $1.849M, cascaded down to $1.779M in 2010-2011 (last listed June 2011), but kept renting out instead of selling.

They're back up now at a 2008-type price, starting at $2.080M. It is open Sun. 1-4pm.
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