Weekend Opens (6/28-6/29)

Posted by Dave Fratello on Saturday, June 28th, 2008 at 4:10am.

Inventory's building again. Plenty of new options on the market, and several are debuting this weekend. We highlight a few below.

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 any highlighted address below for more pics & details via Redfin.

Also, this week we're offering a new feature: the "re-list of the week."

Longtime readers know that a founding rationale for MBC was that MLS data fail to provide accurate DOM counts. We've crusaded on the issue our share, ruffled some feathers. (See "How to Hide the Truth About Your Listing.")

Earlier this year, we were briefly hopeful that Mr. MLS – the new system replacing the South Bay MLS – was going to solve the issue with its strict "data integrity" policies. No more free DOM resets without 60 days off.

But the new sheriff is a bust. Properties are being re-listed for all kinds of reasons, getting new DOM clocks in ways Mr. MLS said would never happen.

That doesn't make them bad properties, it just makes some of the marketing a lie. So this week we feature 3 "re-lists of the week" – one in each section – to highlight the issue.


Hill Section

913 8th (pictured) ain't much, stylewise, from the outside, but the home is warm, sizable (4br/3ba, 2925 sq. ft.) and has a comfortable 7200 sq. ft. lot with treetop & city views. Starts at $2.249m. Open Sun. 1-4pm.

234 Larsson requires special mention for a few reasons. First, it's not on Larsson, it's actually on 3rd near Sepulveda. Next, it's actually a detached TH, marketed as an SFR last year and this year. Third, someone paid $1.075m last May, and here it is, really spiffed up, a serious remodel job, at $1.5m. Didn't they used to call these "flips?" A word to the wise: Last time on the market, in less spiffy condition, this one lasted 271 days. Open Sun. 2-4pm.

Re-list of the week: The new, huge home at 218 N. Dianthus is now down $755k from its March 6 start, but it's not cheap at $5.995m. Open Sun. 1-4pm.


Sand Section

224 23rd Pl.
(pictured) is a newer home west of Highland, albeit on an alley, with nice ocean views. Offers 3br/4ba and 1800 sq. ft. at a $999/PSF – $1.799m to start. Open Sun. 2-4pm.

No one has grabbed 225 Homer yet because the whole pro-con equation is so dicey. Location is great and the views are nice. But the spaces are too chopped up, the space weirdly used, and the original build reflects some bad compromises. No action at $2.1m? Probably time for another chop. Open Sat. & Sun. 1-4pm.

Re-list of the week:
317 5th, a contemporary on a corner lot on a walkstreet, was once a Mrs. MBC pick. A lot of folks thought it competitively priced at $3.2m. That was then. The South End walkstreet homes just seem not to sell. After a bogus re-list, this one's back $100k lighter at $3.1m. Open Sun. 1-4pm.


Tree Section

Mrs. MBC finds herself intrigued by 590 36th (pictured), a pre-ZORP, 5br/4ba, 4300 sq. ft. home just a few doors west of Blanche on a street-to-alley lot.

Maybe the big deal is the square footage. You might need room for mini-MBCs to run around, do homework, host band practice, etc. All that plus room for the out-of-towners.

At $1.989m, the PPSF to start is a modest $465, much lower than the PPSF for all but one other SFR listing west of Sepulveda.

The most direct comparison is nearby 561 35th, which, frankly, hung around for almost 2 years, but closed at $1.850m this February for 6br/5ba and 4350 sq. ft. ($425/PSF). This one is open pretty much the max this weekend, Sat. & Sun. 1-5pm.

700 35th is newer (2003) construction, offering 5br/4ba and 3675 sq. ft. Pretty lovely with some quirks. Has it appreciated since July 2006? Sellers paid $2.483m then, and now seek $2.689m (+$206k/+8%) to start 2 years later. Open Sun. 1-4pm.

Re-list of the week: 1412 Elm is back at $1.299m after a few weeks off. Open Sun. 1-4pm.
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