Weekend Opens (12/4-12/5)

Posted by Dave Fratello on Saturday, December 4th, 2010 at 6:45pm.

No one debuted a listing last week, and new listings remain few in number this week, but not at zero.

West of Sepulveda, there are just 2 Tree Section offerings new to the list, plus one in the Sand.

Meanwhile, the Beach Reporter lists 32 opens in MB, while Redfin – using the MLS feed – lists 28, and several are not in common between the 2 lists. So there's plenty to see if you're game.

We'll start up here with a couple of the new ones.


Tree Section

844 12th Ct. (4br/2ba, 1600 sq. ft.) is called "elegantly remodeled" and "designer-perfect" in the listing, but that's a bit of a stretch.

The exterior, while clean, shows off the home's 1940s vintage, with little in the way of updating or restyling. The interior's had a good re-do – as of 2007, per the listing – with an updated kitchen and baths. But you can still feel the 40s in the layout and in some elements, like the floor furnace that heats most of the house. The home's also been lived in since that remodeling work, and it shows in places.

There are 4 bedrooms, a bit of a surprise in an older cottage, and the separate master with its own (modern) bath is an unexpected bonus. The 5000 sq. ft. lot, oddly, doesn't deliver a lot of useful exterior space, though there's a nice patio off the master and a usable bonus room attached to the garage. Look over your back wall and you've got the parking lot of a medical building.

Neighboring 840 12th Ct. (4br/2ba, 1550 sq. ft.), also recently remodeled, sold this past July for $1.167m.

844 12th Ct. starts at $1.275m, and is open Sat. & Sun. 1-4pm.

2912 Pacific (4br/2ba, 1875 sq. ft.) drew MBC's notice earlier in its rare bonus of a double-size lot with ample yard. (See "Double the Fun?")

The home itself is a recent, stylish overhaul of a a late-40s original (this is the week for those). The feel is very clean and contemporary, and the layout – surprising.

We must start by noting that the 4 bedrooms referenced in the listing are not to be found in your tour this weekend. Instead, you'll find 2.

The master is its own near-island jutting into the center of the yard. With windows all around, it's great and surprisingly isolated. The other current bedroom is 2 bedrooms joined into 1, a wall having been removed to create a large, L-shaped bedroom now shared by 2 kids. The would-be 4th bedroom is a space off the kitchen – wall also removed, though there is a closet. In short, consider this a 3br for now.

Bonus: The garage has been made out as a rumpus room, though it would take very little to convert it back to formal garage use if you need it.

The question of whether the lot can be formally divided and the parcels developed separately is worth researching. In the previous listing (2004), it was stated that the city had determined that the lot could not be split, but the sellers now say they've gotten a new opinion from the city. It'd be a shame to lose the double lot, but this is an element of the value that's important to establish beyond doubt.

2912 Pacific starts at $1.599m, and is open Sat. & Sun. 1-4pm.
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