Sunday Opens (5/1)

Posted by Dave Fratello on Sunday, May 1st, 2011 at 8:10pm.

Here's hoping you caught the one home we featured yesterday, 533 15th, but if not, there's another small rush of new inventory to get to Sunday. We couldn't even write them all up, but for more on these and some of the other new offerings, east and west of the highway, check out Janie Sue Nagy's post for the weekend.

To plan out your tours, try this Redfin map list of open houses – you can sort by price or sub-region of MB by clicking the title on a column. Or click here for the more traditional Beach Reporter list of opens.


Hill Section

You'd never pay top dollar to live on Ardmore, right?

Give 616 Ardmore (5br/5ba, 5425 sq. ft.) a look. You may be taken with the sharp, newer (2002) home and find Ardmore to be nearly a non-factor.

As we saw somewhat recently with 511 Pacific – a similarly newer (2008) home fronting Ardmore – you can pull in good ocean and treetop views without being too high up the hill. Odd-shaped lots cut into the rising hills can also make for interesting layouts. We mean that in a good way.

At 616 Ardmore you find most of the bedrooms off to one side (a "kids' wing" per the listing) on the first floor, plus a step-down living room that's been made into a home theater, complete with blackout curtains. The master, kitchen and entertaining spaces upstairs get good views. Everything seems well-made and current in style – it's not so much of a stretch when the listing describes it as feeling new.

There is the matter of price to look at. The home starts at $4.0m. Purchased new on the open market in May 2003, the home went for $2.350m, meaning this year's markup is a request for a whopping 70% more than the 2003 price. Wow.

As they work to find the balance here, it's certainly worth a look at 616 Ardmore. It's open Sun. 1-4pm.


Sand Section

Do we love the flat walkstreets? Yes.

Have we penned a paean to 7th St. in particular? Yes.

So it's nice to see a new option on the street pop up at 321 7th (5br/4ba, 3625 sq. ft.).

For $2.695m, you're offered an early-90s home with some updates, a decent family-friendly layout, and a kitchen/great room opening out to the front yard and walkstreet – as it should be.

Some of the bedrooms on the middle level share a kids' play/chill/homework room. We liked the compact office up front on the third level with its own dedicated staircase. Two bedrooms are upstairs in back as well.

There's a surprising amount of "walk-in" storage built into the house. It's as if someone realized, in designing the house, that real people would live there and there were 2 options: stack the stuff all over or hide it away. Bravo for this design.

Some buyers may look toward remodeling the kitchen or master bath, but nothing's urgent.

321 7th starts at $2.695m and is open Sun. 1-4pm.

The triplex at 3517 Manhattan Ave. (6br/5ba, 4080 total) has been completely redone in a sharp, warm, modern style.

The main, owner's unit (3br/4ba, 2500 sq. ft.) features huge ocean views all the way up to Malibu and over to PV and Catalina – with the south end of the home featuring 3 sliding glass doors that disappear into a pocket in the wall, maximizing the breeze and the flow from the living room out to the patio.

All the details in the kitchen and baths are high-end and tight. What was a so-so property when it was offered last year has now been brought completely into the 21st century. 

Take the owner's unit and income from the other 2 smaller units is given now at $4k/mo.

3517 Manhattan Ave. starts at $2.898m and is open Sun. 2-4pm.


Tree Section

632 30th (4br/3ba, 3050 sq. ft.) is called an "industrial farmhouse," a new phrase that requires some consideration. Points for being intriguing.

The "farmhouse" look is clear enough inside, with plank floors and big, weathered, exposed beams playing up the theme. The "industrial" is mainly drawn from the sleek, modern kitchen featuring poured concrete counters and high-end appliances.

Is 30th cute and desirable? It sold basically immediately in June of last year, before most agents could even preview it, but the new owner faces a job change and needs to find someone new to take title.

There's a decent little yard in back, enough to make it a surprise to see that the lot's just 4800 sq. ft., plus a bonus room off the yard in what is supposed to be the garage, but mainly seems to serve as living and storage space.

The master upstairs is nice, while the kids' rooms are on the smallish side, but with good storage tucked away in the closets. There's also a "secret" kids' hideaway space off the landing.

Quirk: A soaking tub w/ jets in the first-floor bath that serves the main living spaces. Great for entertaining (?).

632 30th starts at $1.985m, a significant step up from last year's acquisition price of $1.809m (a markup of $176k/+10%). You won't find the current listing on the MLS yet for some reason, but the home is open Sun. 1-4pm.
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