Some Options on Palm and John

By Dave Fratello | July 15th, 2016

One of the prime micro-neighborhoods of the Tree Section is the 2-block stretch of Palm Ave. and John St., just east of Pacific and south of Marine.

What makes it nice is the wide, flat streets and low traffic. (The streets T-off at 18th, so there's little purpose for non-neighbors to drive in the area.) Some portions show no power poles, a further plus.

2001 John Street Manhattan Beach CAThis week's new construction listing at 2001 John (5br/7ba, 4865 sqft.) would appear to be aiming for the record price for the area, launching at $5.475M.

(Its $1,125/PSF asking would be in the top tier for livable/newer houses in the Tree Section also.)

As a builder, you can aspire to such heights with an oversized new house on a great block. Although in this case, there is a new-construction neighbor right across the street, at 2008 John (5br/6ba, 4400 sqft.) that is going to close later this month at a considerably lower price and PPSF. (Last at $3.999M.) That one began at $4.200M and waited a while before cutting to $3.999M and drawing 3 offers.

1816 Palm Avenue Manhattan Beach CAAlso in this nice area this week, there's the debut of 1816 Palm (5br/4ba, 3745 sqft.).

This one isn't new construction (try 1999). The style conjures modern, Mediterranean and a little bit of rustic throwback.

As a measure of how the market has moved, this one traded in similar condition in 2011 for $2.161M.

At $3.199M, it's a lot of house in a great location, at a 48% markup to acquisition.

Sales on these blocks of Palm and John are fairly rare, but it's somewhat easy for us to show you the past few years' worth of sales, all below. Enjoy. (Email subscribers, use this link to see the sold listings.)

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ADDRESS BD/BA SQFT LOT PRICE $PSF DOM START $ START
Address 1804 Palm Avenue BD/BA 5br/4ba SQFT 3150 sqft LOT 4480 PRICE $3,300,000 $PSF $1,048 DOM 1 DOM SOLD SOLD 06/20/18 START $ $3,299,000 START 06/20/18
Address 1821 Palm Avenue BD/BA 4br/4ba SQFT 4132 sqft LOT 5060 PRICE $3,300,000 $PSF $799 DOM 5 DOM SOLD SOLD 12/21/18 START $ $3,298,000 START 12/21/18
Address 2413 Palm Avenue BD/BA 3br/2ba SQFT 1800 sqft LOT 5060 PRICE $2,450,000 $PSF $1,361 DOM 9 DOM SOLD SOLD 06/29/18 START $ $2,495,000 START 06/29/18
Address 1817 John Street BD/BA 2br/1ba SQFT 1200 sqft LOT 5060 PRICE $2,525,000 $PSF $2,104 DOM 15 DOM SOLD SOLD 06/25/18 START $ $2,350,000 START 06/25/18
Address 2306 John Street BD/BA 5br/4ba SQFT 3585 sqft LOT 5061 PRICE $3,500,000 $PSF $976 DOM 28 DOM START $ $3,500,000 START 04/25/19
Address 2104 Palm Avenue BD/BA 5br/6ba SQFT 4511 sqft LOT 9924 PRICE $7,499,000 $PSF $1,662 DOM 34 DOM START $ $7,499,000 START 03/21/19
Address 1904 Palm Avenue BD/BA 5br/5ba SQFT 3600 sqft LOT 4482 PRICE $4,100,000 $PSF $1,139 DOM 76 DOM SOLD SOLD 08/24/18 START $ $4,350,000 START 08/24/18

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