Sunday Opens (2/15)Posted on Sunday, February 15th, 2009 at 5:19am.
Click here for the complete list of opens published in the Beach Reporter, or at any time use the link in the right-hand column under "Prop. Search Tools." As always, click on any highlighted address for more pics & details via Redfin.
We ask MBC readers who visit these homes to also report back. Tell us what you see, what you like and what you don't like. Use the comments here to discuss the homes we've highlighted.
And, by all means, if you do visit one of our recommended opens, tell the agent MBC sent you.
1019 Duncan joins a growing glut of new construction in the Hill Section, one of 7 newbies on offer and one of 17 homes priced at $3m or above. Great news for buyer selection, less so for the supply side.
The home offers 4br/5ba and 4800 sq. ft., fit onto a smallish 5000 sq. ft. lot. Custom design, ocean views, the increasingly common tiered screening room – it hits all the basic notes nicely. After a start at $3.899m in late January, the price quickly adjusted to the current $3.699m. Open Sun. 2-4pm.
And while it's not open this weekend, and probably never will be open to John Q. Public, we're just taking this first chance to point out that 218 Anderson appears to be all that a $10m home ought to be. Wow.
473 29th is a newer (2003) home that maxes out square footage (5br/5ba, 4150 sq. ft.) and sports a quiet end-of-block location up on the plateau.
Readers know that we dread the stapled-on stone that graces the exterior, but the interior spaces are sunny and just a bit different. Give it a look.
We note that the sellers start with a $1m+ markup over the Aug. 2003 acquisition price of $1.570m – the listing begins at $2.699m, and $648/PSF.
An interesting comparison – a smaller home around the corner, 465 30th (5br/5ba, 3400 sq. ft.) is currently up at $1.999m and has had no takers for some time at that price, which works out to $595/PSF. Curiously, that one was acquired for a similar price, $1.522m, in the same early-bubble-era year (Oct. 2003).
473 29th is open Sun. 1-4pm.
528 2nd is much further south, a bit near Valley but not suffering much for it. The 5br/4ba, 3050 sq. ft. home is about 10 years old, nicely updated in key areas. Even the little patio out back is a welcome bonus in this South End neighborhood. Starts at $2.575m. Open Sun. 1-4pm.
636 29th was built in 1990 but updated, in parts, more recently. (There are still some full-on glass-block windows that can only be viewed as liabilities.)
The home offers 4br/4ba and 3250 sq. ft. for under $2m, and that location alone moves it near the top of any Tree Section shopper's list.
Pricewise, the market said that this one had appreciated nearly $800k between 2002-2005, the previous 2 sales – the last at $1.890m. The sellers now concede that some of that was a mirage. They offer it at $100k less than the Sept. 2005 acquisition price – it begins at $1.789m. Open early Sun., 1-3pm.
Two listings on 13th St., technically the Trees, in the Martyrs neighborhood near downtown, will compete for your attention: 520 13th at $1.499m and 636 13th at $1.599m. Both are open Sun. 1-4pm.
ADDRESS CORRECTIONS DEPT.
Buyers could be misdirected on Sunday by a couple of errors apparently made by the same office, so we'll try to step in to help.
First, despite what you might have seen in Saturday's LA Times "Homes" section (page JS6), there is not a listing at 444 36th St. in Hermosa Beach that's open Sunday. Savvy readers know Hermosa ends at 35th. The open house is actually in El Norte, MB, not the South End area near Robinson. If you're interested, it's open Sun. 1-4pm.
Second, that's not 2409 Palm where there's a new home open Sunday, as the Beach Reporter reads. Please don't bother the residents at 2409. It's actually 2509 Palm, the failed auction house, open Sunday 1-4pm.
Now, if your blog author goes sniffing around asking questions, they're going to put him on candid camera and write memos about it, but if MBC readers drop by, someone might want to ask what, exactly, the seller is thinking. The home is currently at $1.799m, well above its auction start price ($1.499m) and last public offer price ($1.699m). Really?
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