Weekend Opens (1/7-1/8/17)

By Dave Fratello | January 7th, 2017

Welcome back to you... unless you are up in Mammoth willfully risking burial in dozens of feet of snow. In that case, hope to see you soon-ish.

The first little bursts of new real estate market activity are beginning. It's mostly a buildup toward the post-Super Bowl launch of the Spring market. But at least we will all begin to have new listings to look at and respond to.

Our video this week captures the 3 Sand Section listings open this weekend: 441 1st, 128 43rd and 305 19th:

Some mobile users and email subscribers will need to use this link to view the video.

To plan your open-house tours for this week, use MB Confidential's online list of Manhattan Beach open houses (it's mobile-friendly!). Our open house link always appears in our weekly wrapups and on the main front page, under "Open Houses."

Below, click any address link to view all photos and property details. And don't forget, when previewing homes here on MB Confidential, you can click "Open All Images" right above the main listing photo to get immediate display of all the listing photos at once.

Listings appearing here come from the whole MB market and may or may not be represented by MB Confidential author Dave Fratello.

Sand Section

441 1st Street Manhattan Beach CA441 1st (5br/5ba, 4675 sqft.) is a nice surprise of a single-family home in the South End right near Robinson Elementary.

This one spent several months on the market last year priced a few pennies below $5.000M. Now it's $100K under $5M and restyled.

Originally built as a "Normandy Chateau," the home's style is inescapably a bit formal, but in prepping for sale this time, they have made some effort to modernize and simplify the feel of the home... mainly with white paint and more modern furniture and accents, rather than heavy or frilly touches.

The biggest surprise might be finding a basement in what seems to be a 2-story house at first glance. There, a (still) formal library room gets pretty good light, while a dedicated home theater room rather intentionally does not.

More from the official description:

"[P]erfect entertaining & family home. Featuring a home office, fully-equipped Hollywood Style Theater & Projector, wine room w/copper sink, rec room, solid wood library, 2 car garage. The main level formal entry greets you w/a magnificent 9.5 ft iron door, 2 story soaring ceilings, custom mosaic medallion, a sunken living room w/solid hand carved limestone fireplace, formal dining, eat-in kitchen ,walk-in pantry, & a very cozy family room w/a 2nd fireplace. Upper level includes 4 bdrms including a spacious master suite, vaulted ceilings, walk in his/her custom closets, beautiful spa like master bath retreat w/dual shower heads & custom mosaic. Surround sound throughout home, natural stone in the bathrooms, slab counters & more!"

441 1st starts at $4.899M and is open Sun. from 2-4pm.

305 19th Street Manhattan Beach CA305 19th (5br/3ba, 2350 sqft.) can be seen as a duplex or SFR with rental in back. In either case, the walkstreet home with some views is priced awfully near land value for the area.

The two most recent sales are both kinda-sorta duplexes in not terribly upgraded condition and not maximizing their lots at all:

316 17th (5br/3ba, 1775 sqft.) at $3.525M in Dec. 2016.

304 18th (5br/3ba, 2630 sqft.) at $3.670M in May 2016.

As to 305 19th, here's more from the official description:

"Enjoy a total of 5 bedrooms, 3 bathrooms (front - 3/2, back - 2/1) and 2,343 sqft that all sit on a 2,695 sqft lot. This is an IDEAL location to build your dream home, nestled between the quiet walk street and alley where you’ll enjoy stunning views of the ocean and surrounding hills on the upper levels. Stroll just a few blocks away to enjoy Live Oak Park, Joslyn Community Center and tons of great shops and restaurants in downtown MB… or grab your surfboard and head straight for the waves."

305 19th starts at $3.500M and is open Sat. and Sun. from 1-4pm.

128 43rd Street Manhattan Beach CA128 43rd (3br/3ba, 1550 sqft.) is a fairly typical 1970-built 2-story El Porto duplex in upgraded condition.

It has all the look of a taut and reliable investment property. The asking price of $1.999M, however, may be a surprise until you review the recent history of escalating prices in El Porto. More on that below.

There are pleasant surprises to the remodel, especially to the upstairs "senior" unit. Bamboo floors, granite countertops, upgraded bathrooms attached to each bedroom, and more.

128 43rd Street Manhattan Beach CAYou can say the vintage of the remodel is more of an early-to-mid-2000s style, but that's not an inherent negative. This is a rental property. People will be happy to take it as they find it. More from the official description before we look at some recent sales:  

"Duplex Features: 2 bedroom upper unit with a stairway leading to a light open living room and inviting kitchen with granite counters, natural maple cabinets, dishwasher, refrigerator and electric range. Recessed lighting in both rooms. The sunny spacious living room with spectacular ocean view from the sliding glass door opening onto small balcony, engineered bamboo floors throughout. The master bedroom has a large mirrored closet with shelving and a 3/4 tiled bath, granite counters, natural maple vanity, recessed lighting and tile floor. The West facing bedroom has a built-in Murphy bed and mirrored glass closet with shelving. The second 3/4 bath has granite counters, a frameless glass enclosure shower with decorative marine tile, natural maple cabinets and recessed lighting. The lower 1 bedroom unit with 3 new windows features an east facing kitchen with window, Caesar stone counters, stainless steel double sink, built-in electric range, refrigerator, tile floor and bar counter. The living room and bedroom have new carpeting. The bedroom is spacious with a large walk-in closet and full bath with glass enclosure tub, Caesar stone counters and white wood vanity."

200 Moonstone Manhattan Beach CASo, if you thought El Porto duplexes were pretty much a $1.3M-$1.6M proposition, check again. The last 2 sales were on either side of $2.000M:

Freshly super-modernized 200 Moonstone (3br/3ba, 1450 sqft.) is a 2-story 1958 original that's comparable enough to the subject here, 128 43rd.

That one sold in August 2016 for slightly over asking at $1.830M.

That's 1.8 for an El Porto duplex! Wow.

But "wow" gets beaten further by the sale at 201 Shell.

201 Shell Street Manhattan Beach CA201 Shell (4br/4ba, 1600 sqft.) is far newer than the typical Porto rental, a 1990 build. Plus, it was ultra-modernized as well. 

The 3-story unit stands out among the competition.

So does the sale price: $2.250M. For a 1600+ sqft. duplex.

So, 128 43rd is starting out somewhere between those two in price. 

We'll watch where this one ends up, as investors continue to look to snap up attractive properties promising returns by the beach.

For a little more reading on the subject, see our April 2016 post, "What Happened in El Porto," which caught this trend on the upswing and doesn't even include the two comps referenced above.

128 43rd starts at $1.999M and is open Sat. and Sun. from 2-4pm. 

East MB

1657 Nelson Avenue Manhattan Beach CA1657 Nelson (5br/6ba, 4350 sqft.) is spacious new construction on a corner lot running along Redondo Ave.

They don't label the style here. It's obviously not "Plantation," so they're not just avoiding that term. They do call it "one of a kind." Still, inside, you'll find many familiar details: lighter-colored, wide-plank flooring, wide-open great room opening by disappearing doors to the backyard, contemporary finishes all around.

Two surprises are the pool and entertainment area built out already in the backyard – no need to just imagine those – and the whimsically decorated master tub, set among several dozen large pond stones... a fun, naturalistic "spa" feel. 

More from the official description:

"Open floor plan perfect for entertaining with a large family room and kitchen opening, through accordion-style folding doors, to a covered patio, saltwater pool, and spa with a flat beautifully widespread backyard. The gourmet kitchen features a breakfast nook, center island, walk-in pantry and stainless steel Thermador appliances. The first floor also has a private guest suite, a formal dining room, butler’s pantry, and a 3 car garage. The second level has four bedrooms, and a tranquil master suite featuring a fireplace, huge walk-in closet, private balcony, and a sumptuous master bath and A/C. Keep tabs on your home with the property’s Wi-Fi security cameras. Wainscoting throughout the home."

1657 Nelson starts at $3.350M and is open Sat. and Sun. from 1-4pm.

1751 10th Street Manhattan Beach CA1751 10th (3br/2ba, 1400 sqft.) offers one of those full-sized East MB lots that people want (7500 sqft.), along with a pretty original cottage with an extra bedroom addition.

The home is upgrade-able for sure, but the value is in the land. More from the official description:

"Great East Manhattan location - walk to Polliwog Park and Trader Joes. Enjoy the large backyard and patio. 2 car detached garage has recently been upgraded with new windows and drywall. This is a great opportunity to move into the highly desirable Manhattan Beach school district and make this home your own. Remodel now or build your dream home. Hardwood floors."

1751 10th starts at $1.465M and is open Sat. and Sun. from 1-4pm.

225 Aviation Place Manhattan Beach CA225 Aviation (3br/3ba, 1650 sqft.) is the 5th unit in the "Manhattan Pointe" complex of rowhouse-inspired townhomes just east of Aviation Blvd. to come up for sale within the past year. That's pretty startling after a full 4-year drought.

There were 5 public-market sales in the complex in 2012, all with 7's in front. Values rose in between.

A nicely upgraded unit at 301 Aviation Place started out 2016 at a bold $1.075M, apparently the first listing ever to ask more than $1M in the complex, and sold for $1.077M. No one has repeated the feat.

213 Aviation Place came out later in February at $1.049M, but quit without selling. 209 Aviation Place came out in March at the same price, but "settled" $100 short at $999,900 in a sale closing in May.

207 Aviation Place tried to sell twice this year but recently dropped out, having sought $1.019M each time.

Now 225 Aviation Place is asking $1.050M, the second-highest-ever asking price. For now, it's got the field to itself. More from the official description:

"Lowest priced home currently for sale in Manhattan Beach!! This town home is located in the gated Manhattan Pointe complex in Manhattan Beach. Entry level is a light, bright, open floor plan with lots of windows and neighborhood and sunset views. Living room with fireplace open to kitchen and dining. Gourmet kitchen with custom cabinets, hardwood floors, granite counters, Jenn-air pro-style range, hood and dishwasher. Three bedrooms are all located upstairs. Master bedroom with fireplace and en suite bathroom along with a second full bath and two additional bedrooms on the upper level. Enclosed front patio looks out onto charming courtyard and west facing balcony for enjoying sunset views. Community playground area, fun for all ages! Direct access from home into a large, two car garage. "

225 Aviation starts at $1.050M and is open Sun. from 2-4pm.

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