Weekend Opens (3/13-3/14)

Posted by Dave Fratello on Saturday, March 13th, 2010 at 4:41am.

Springtime's great in MB. Watch for a warming trend later this week, like things weren't hot enough already in the local RE market.

Once again, we love the flood of new options for open-house gawking, shopping, or what have you.

Ah, and one of our old friends is back, and we've got a price now – see below.

Click here for the complete list of opens published in the Beach Reporter, or at any time use the link from the "Property Search Tools" pull-down menu in the top navigation bar.

As always, click any highlighted property address for more pics & details via Redfin.

Please report back here at MBC on any open houses you visit – what you like, what you don't like, etcetera.


Hill Section

We last saw 910 2nd on the market in Fall 2008. Back then, the home began at $2.895m and had a more or less immediate deal, but that fell through. (See "Down Hill.") It lingered for a while thereafter but eventually quit.

The home itself (5br/4ba, 3400 sq. ft.) is a familiar design to those who know the architect, but it's no less interesting for that. No square lines here – bright, rounded rooms dominate. There are flashes of elegance.

You get some ocean peeks (views?), afforded by the location up along the hill, but busy 2nd St. is a liability.

The chances of this one reaching its goal price in 2008 may have been irretrievably damaged when next-door neighbor 918 2nd sold for $2.920m in Sept. 2008. That home was very similar in design, slightly newer and bigger (2000 build, 4br/4ba, 4300 sq. ft.), set on a lot nearly twice the size. So how could you get 2.9 for a home that's 20% smaller on half the land?

That was a tough question then, so the sellers quit. This year, they're starting at $2.599m, down almost $300k from their last list price, but is that adjustment enough?

910 2nd is open Sun. 1-4pm.

805 Duncan Place (5br/3ba, 4100 sq. ft.) offers plenty of house with a substantial location issue. How do you feel about living at the corner of an alley and a busy street (Ardmore in this case)?

The late-80s build has been freshened up inside with a modern kitchen and some inspired Craftsman style. Nice touches give it a warm, natural feel, and – how often do you get this: Fruit trees!?

As we often say, price can solve problems like location challenges. Point of reference: 808 Duncan Place (5br/5ba, 3525 sq. ft.), a newer and elegant home with some views, right across the alley, just sold for $2.088m in December.

805 Duncan starts at $1.995m. It's open Sat. & Sun. 1-4pm.


Sand Section

4419 Highland Ave. (4br/3ba, 1975 sq. ft.) is back, and we now have the first word of the new price: $1.189m.

As we noted in "'Gateway' Returning?" last week, this profoundly challenged home began new in June 2007 at $1.695m and slid, over about 16 months, to $1.265m before renting out in Fall 2008.

The current listing is pretty reserved, leading with the notion that $1.2m qualifies as "affordable" beach living. So the new writeup made us pine for the classic original listing description:
First thing that will win you over is the high ceilings, second, large open living room with stylish fireplace exquisite ocean and Malibu mountain views! Three levels of bliss!
Three levels of bliss, indeed. Now, there is a little gem in the new writeup: "effortless access to all local services." You know the location. You know the history. We'll let you consider the implications of that.

4419 Highland is open Sun. 2-4pm. Catch it on your way into, or out of, town.

456 27th (3br/3ba, 2625 sq. ft.) is one of 3 "Old World" style listings referenced here at MBC the other day (see "Kickin' It Old World").

Though the build is late-70s officially, the home's been updated in important ways, building on the original style. The kitchen is very inspired, modern, European.

It's not the free-flowing layout you'll find in newer construction, but it's great to have a distinctive home when there's so much that's cliché amid the bulk of other offerings.

Locationwise, as plateau streets go, 27th is one of the quietest. The home offers a bonus roof deck as well.

456 27th starts at $1.690m; open Sat. & Sun. 1-4pm.


Tree Section

2701 Maple is another inspired, old-style home featured in "Kickin' It Old World" here recently.

The listing says the home "won an architectural award when built" (in 1983). That makes sense: the style is a standout in the neighborhood.

Inside, Maple's bigger (4br/4ba, 4000 sq. ft.) than most Tree Section homes, with an yard that's typical for the area – a nice little patch of grass.

The home's been updated nicely, so don't worry too much about the mid-80s vintage or the even older styling. Starts at $1.825m.


2701 Maple is open Sun. 2-4pm.

592 31st (5br/5ba, 3750 sq. ft.) is near a block that always gets a shout-out here at MBC as one of the best in the Tree Section. Though it's west of Blanche – that dream block's cutoff – these downhill streets near Sand Dune Park are pretty sweet, too.

(Did we mention The Dune? Don't worry about The Dune.)

The house is an exquisite, newer (2006) custom build that drips comfort and home.

The street-to-alleystreet lot puts the garage out back, a great asset in an area where, too often, the garage factors into the façade.

At nearly $750/PSF, the sellers are seeking an ultra-premium price.

A couple of nearby homes of comparable size have closed near the mid-$500s in PPSF: 562 33rd (5br/4ba, 3550 sq. ft., 2003 Cape Cod, $2.0m) and 566 31st (5br/5ba, 3350 sq. ft., late-90s Spanish, $1.795m).  Sure, this one's got lots of extra, but how much?

592 31st starts at $2.799m. Open Sun. 2-4pm.

1408 Poinsettia (4br/3ba, 3100 sq. ft.) feels like more than the sum of its parts. On the surface it's a fairly typical, late-90s Mediterranean speckie. But with upgrades to the kitchen and living areas, plus a smashing sense of décor by the current owners, you may agree it's something special.

Purchased for $1.749m in Dec. 2007 – it sold quickly back then – 1408 Poinsettia is offered now for $1.699m, not much of a step down given all that's come to pass since then. Open Sat. & Sun. 2-4pm.
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