Manhattan Beach New Listings (5/27-5/28/23)

That sound you heard this week in the local real estate market was, well, maybe something like a quiet, cold breeze.

No big pile of new inventory came in, probably owing to the Memorial Day weekend. And oddly, 5 of the 8 new listings this week are not entirely unfamiliar. Two just quit the market and came back, while some others had been on the market as recently as last year. (We'll note that in each discussion below.)

Open house times for new listings are listed below, but you can also click SEARCHES then "Open Houses" at the top of our site, which displays all the Manhattan Beach open houses. There are also links right at the top to Hermosa Beach and Redondo Beach opens.

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PLEASE NOTE: Below, we present listings new to the Manhattan Beach market this week, via the MLS. They are listed and brokered by a variety of agents and firms. The name of the listing broker and agent for each property, along with any contact information supplied through the MLS, is displayed with each property, next to the price. Blog author Dave Fratello of Edge Real Estate Agency is not the listing agent unless so stated with the listing. Excerpts of the listing agent's description of each property are provided in quotes.

Click on any property address or photo to open a new page with full listing details, all photos, listing broker and agent information, and other MLS information. Any observations and comments about listings represent the professional judgments and opinions of the author, Dave Fratello, not the listing brokers or agents. Please see our blog disclaimer.

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Sand Section

320 20th Street (4br/5ba, 5095 sqft.) could be recognizable, as it was on the market briefly in late 2021 and for more than 5 months in 2022. It never sold, and now there's a new agent involved.

For this listing, some effort has been made to soften the look of this ultra-custom home, so that it's easier to appreciate the space, ocean views and its little-trafficked walkstreet east of Highland. There's still plenty of bold color in the tiles and furniture here and there to make it pop all over.

There's a sizable primary suite on the middle level, while 3 more bedrooms share the lowest level with the large, dedicated home theater space. The downstairs bedrooms are modest in size and share two hallway baths.) Upstairs, there are soaring ceilings in the living areas, an open kitchen with playful tiles and ocean views, and a "crow's nest" style office/landing up above it all.

From the official description:

"[A]n extraordinary custom-built contemporary home situated on a highly coveted Manhattan Beach walk street... [L]uxurious primary suite that sets the tone for the rest of the home. This serene retreat offers a private sanctuary with two chambered bathroom adorned with exquisite onyx slabbed shower, bath and counter tops... The primary suite also has a private balcony where you can comfortably lounge on the hanging porch swing and enjoy the sounds of the ocean..."

"The highlight of the lower level is the expansive theater, a dedicated space for entertainment enthusiasts. With soundproofing and twelve Italian leather chairs, and pop corn a beverage bar this theater promises an immersive movie-watching experience right in the comfort of your own home... On the upper level you will find the kitchen, dining and living area. The home truly comes to life with its open and inviting layout and magnificent ocean views... The living room offers a cozy atmosphere for relaxation and a pool table for entertaining as well as a loft style office overlooking the living area."

Click here for the Virtual Tour (3D).

320 20th Street begins at $4.895M.

320 20th Street is listed by Bryn Stroyke, Bayside.

340 7th Street (5br/5ba, 3852 sqft.) is a highly customized house with a layout that might have you handing out breadcrumbs to guests, just till they get oriented. (If ever a listing could have used a 3D tour and/or floorplans, this is one, but alas, not yet.)

Start with first principles, though: 7th is one of the most attractive of the South End "family" walkstreets, and you can't change or improve location. Heck, the neighbor across the walkstreet just sold over $8M. So, a big house like this midblock on a great street is always a nice option.

The 1980s build features main living spaces across a mostly open first floor, with newer wood flooring and a remodeled kitchen. There are stairwells at the front and rear to get you to different parts of the house – including a third set of stairs down to the modest basement area. (The basement now feels a bit industrial, with hard tile, a drop ceiling and fluorescent lights, but could be tweaked to make an inviting space.)

The primary suite has high ceilings and an upgraded bath, with a large shower and a separate tub area.

Additional bedrooms on the 2nd and 3rd floors feature a mix of shared and ensuite baths. A large family room upstairs has high ceilings like the primary, and offers a spiral staircase up to the top floor rooms. ("Crows nest bedrooms," they say in the listing. And yes, this is the second listing in a row with a "crow's nest" reference.)

If you're lucky, you'll get to a spot upstairs where stepping outside gets you to a steep, ladder-like set of stairs that takes you up to the modest roof deck. It's a high point for the area, with some ocean, hill and rooftop views.

The trend in walkstreet homes is to feature foldaway doors on the first level out to the front patio, but this home was built with a fireplace in front, so the patio access is limited to a set of french doors.

From the official description:

"On the entry level are the remodeled kitchen with Wolf professional range, prep sink, wine fridge, ice machine, farmhouse sink, center island, separate breakfast bar, then there's the Living room which opens to the walk street, an eclectic guest bathroom and the dining area. The second floor has the updated Primary suite with soaking tub, huge shower and dual sink vanity, 2 additional bedrooms down the hall, laundry area, guest bath and massive family room with spiral staircase leading to one of the crows nest bedrooms. Top floor has 2 bedrooms and 2 more bathrooms, both with access to the roof top deck with PV and distant ocean views. All bathrooms have been updated. Hardwood floors throughout. Let's not forget about the basement, it's massive, would be perfect as a theatre, play area, family room, yoga studio, a gym...plenty of options. The home is completely gated with front patio access to the walk street. 3 car attached garage."

340 7th Street begins at $5.495M.

340 7th Street is listed by Mark Norton, Palm Realty Boutique Inc.

2208 The Strand (9br/8ba, 5193 sqft.) is a much-upgraded 1970s building with 4 separate units.

From the official description:

"Introducing 2208 The Strand, an extraordinary trophy income property nestled in the heart of Manhattan Beach. This remarkable four-unit building presents a rare opportunity to own a slice of coastal paradise on one of Southern California's most coveted coastlines, at approximately $3.5M per unit."

"Spanning a combined 5,193 sq. ft., this beachfront Strand property offers a total of 9 beds and 8 baths across its 3 x 2-bed, 2-bath units and 1 x 3-bed, 2-bath unit. With complete interior and exterior rehabilitation, this property exemplifies luxury living."

"Each unit boasts panoramic ocean views, allowing residents to soak in the beauty of the Pacific from Palos Verdes to Malibu. With each unit occupying its own floor and no shared walls, privacy and tranquility are assured. The sleek design features smooth coat stucco and Fleetwood glass doors, seamlessly merging contemporary style with the coastal ambiance."

"In addition to the stunning interiors, the property offers 9 garage parking spaces and laundry facilities, ensuring convenience for residents. The current gross rents of $36,529 per month or $438,348 per year demonstrate the lucrative rental potential of this prime Strand property, with a 33 GRM and pro-forma upside to an impressive 23 GRM and 3.07% cap rate... Seller may consider financing at a low 3.5% interest rate. Contact us today to seize this unparalleled investment opportunity."

Click here for the Virtual Tour (3D).

2208 The Strand begins at $14.350M.

2208 The Strand is listed by Shawn Dugan, Strand Hill Properties.

227 44th Street (6br/3ba, 2424 sqft.) is a triplex in El Porto, at the corner with Highland.

Did we say "triplex?" They're saying there are two "bonus units" as well. The net result for an investor, per the listing, could be "one of the highest cap rates seen in the Sand Section."

From the official description:

"Ocean view income property at Manhattan Beach's notorious surf and sand beach, El Porto. Fantastic income opportunity!!! Triplex with 2 bonus units on an oversized lot! Unit mix includes two updated 2-bedrooms, one 1-bedroom and two bonus studios. 5 parking spots with 2 covered. Top ocean view unit nicely updated and perfect for owner/user to live and rent the rest! Or collect rents and get one of the highest cap rates seen in the Sand Section for income and potential appreciation! Power lines in this area are coming down as work is nearing the final phase! This is a huge bonus to potential value added as well as aesthetically pleasing! Don't miss this unique opportunity to own prime beach real estate in one of the fastest growing locations!"

227 44th Street begins at $2.575M.

227 44th Street is listed by Bob Sievers, Re/Max Estate Properties.

Tree Section

750 29th Street (7br/8ba, 4835 sqft.) should be recognizable, as it was on the market for 5 months from December 2022 through mid-May. Failing to sell, the sellers now have hired a different agent.

The price was last at $6.199M, and is now down $19K.

The listing also could be recognizable from its 2022 listing. It sold May 26, 2022, for $5.985M.

Fun fact: The current sellers bought the staging furniture from the '22 sale, and later rented out the house staged. Much of the current staging is from then.

Fun fact II: Both prior listings stated that the home had 6 bedrooms, including 2 smallish ones in the basement. This listing states 7 bedrooms.

From the official description:

"Remarkable 2022 New Construction Modern Farmhouse... From the inviting exterior to the light and airy open floor plan, every detail is meticulously crafted to embrace the vibrant indoor/outdoor beach lifestyle... [F]eatures a Chef's kitchen with top-of-the-line appliances, custom cabinetry, and elegant European wide-plank, white oak wood flooring throughout. Unwind by the custom-designed fireplaces and take advantage of the three-stop elevator leading to the lower level with a custom bar, media room, and gym. This extraordinary home showcases eco-friendliness with an LG solar system and offers a spacious backyard with lush landscaping and a covered patio with heaters."

750 29th Street begins at $6.180M.

750 29th Street is listed by Joshua Altman, Douglas Elliman of California Inc.

Hill Section

845 11th Street (6br/5ba, 4315 sqft.) should be recognizable, as it was on the market for 400 days (!) from March 2022 till the beginning of May this year. During that span, its asking prices ranged from $7M down to $5.750M, and it takes a little $50K step down this time.

In a brief comment on this one last year, we called this home, "a rare bird, a 1980s contemporary completely devoted to the style rages of its time." By which we meant the heavy use of glass block, step-down rooms, mirrors, glam tiles, and so on.

The double lot, along with a sizable home and pool, ought to draw notice, though the last year-plus worth of marketing certainly showed there are challenges

From the official description:

"Completely custom Pat Killen design on a double lot (10,000 feet)... This sophisticated contemporary home has over 4300 feet of interior living space with windows everywhere for optimal light and vistas to the mature landscaping outside. The main entry level has wonderfully designed separate spaces for living, dining, lounging, reading, and a spacious office or bedroom. The kitchen is large and open with wrap around peninsula great for entertaining. There is also a private powder room. In the heart of the home is a circular staircase with glass and open space which further illuminates the floor and the level below. Beyond the multiple sets of north-facing glass doors is the incredible backyard complete with an eating area, lounging space, a sparkling pool and spa, and a grassy lawn for kids or pets to play, all surrounded by large mature trees which provide beauty and privacy... [w]ith four of the bedrooms (including the primary) on the top floor, one on the main level, and one below. The top-floor rooms have streaming sunlight and ample closet space, each with a small balcony. The primary suite has his and hers closets and a fireplace."

845 11th Street begins at $5.700M and is open Sun. 1-4pm.

845 11th Street is listed by Lauren Forbes, Compass.

* Special MBC note: We ordinarily do not publish the names of builders or home designers/architects that appear in listing descriptions here on the blog, but we kept the reference to Pat Killen for two reasons, 1) he has unfortunately passed, and we are therefore not providing any competitive advantage by promoting the name here; 2) MBC HQ is in a Killen building, and it's pretty cool.

East Manhattan Beach

1467 5th Street (3br/1ba, 847 sqft.) is a corner lot at Peck that's a little over 4800 sqft., and home to a 100-year-old little house that appears to be an original farmhouse from East Manhattan's days as the "breadbasket of Manhattan Beach."

We love the little old houses, and like to imagine ways to rehab/expand them to keep some neighborhood character. On this one, we'll see.

At a price just under $1.500M, this one may get you wondering about precedents. Turns out, there have been some recent sales similar enough to consider:

1346 Gates (3br/1ba, 1099 sqft., 5150 sqft. lot) at $1.450M in April this year

1306 Voorhees (3br/1ba, 1051 sqft., 5500 sqft. lot) at $1.500M in Dec. 2022

1150 Magnolia (3br/1ba, 984 sqft., 4896 sqft. lot) at $1.350M in May this year (location at corner with MB Blvd.)

From the official description:

"Rare Opportunity to own and develop a prime Manhattan Beach location Single Family Residence on a sunny, CORNER LOT. Builders are welcome but this property offers potential residents an opportunity to own a home in this wonderful family-oriented neighborhood on one of Mira Costa's premier streets! Fifth Street is one of the few Mira Costa streets that doesn't flow into Aviation nor into Sepulveda...there's a dead end on the east and the church is at the end of the 1400 block so although you get some traffic on Peck, traffic is limited on 5th Street. This is a fairly flat lot with a 2-car garage on Peck Avenue which was built much later than the original home."

1467 5th Street begins at $1.475M.

1467 5th Street is listed by Lizabeth Walker, Strand Hill Properties

207 S Aviation Blvd (2br/1ba, 906 sqft.) should be recognizable, as it was on the market twice last year and sold in May 2022 (for $1.300M).

Fun fact: The "discount" firm that first listed the property last year overpriced it and lost the listing for failing to sell, then a local agent priced it properly and got over asking. Go figure.

One of the quirks to the property last year and again now: A series of posts in the backyard. Evidently the prior owner got permits and plans to build a "sunroom" (addition) but never got further than this. What would you do with them? (Maybe nickname the house "Posthenge?")

From the official description:

"Don’t miss out on this opportunity to call this place home! Located in the beautiful beach city of Manhattan Beach, this cozy beach house with its white picket fence and manicured lawn is the perfect starter home! The open floor plan flows seamlessly between the kitchen, dining, and living room, making entertaining a breeze. Who wouldn’t enjoy cooking in this kitchen featuring white quartz countertops, white backsplash tiles, and a large farm-style sink? Or after a long day you can simply prepare a drink at the dry bar and lounge comfortably in your living room. With a spacious backyard and large accommodating driveway, the possibilities are endless with making this place your own!"

207 S Aviation Blvd begins at $1.500M and is open Sat. & Sun. 12-3pm.

207 S Aviation Blvd is listed by Robert Duke, Merit Capital Group Inc.