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 2204 Palm BD/BA 6br/6ba SQFT 4934 sqft LOT 0 PRICE $3,500,000 $PSF $709 DOM 1 DOM SOLD SOLD 06/12/12 START $ $3,500,000 START 06/12/12
Address 1900 Palm BD/BA 3br/1ba SQFT 0 sqft LOT 0 PRICE $1,181,000 $PSF DOM 1 DOM SOLD SOLD 07/05/12 START $ $1,181,000 START 07/05/12
Address 2311 Palm Avenue BD/BA 4br/4ba SQFT 3588 sqft LOT 5061 PRICE $2,010,000 $PSF $560 DOM 1 DOM SOLD SOLD 02/11/13 START $ $2,010,000 START 02/11/13
Address 1904 Palm Avenue BD/BA 2br/1ba SQFT 931 sqft LOT 4482 PRICE $2,200,000 $PSF $2,363 DOM 1 DOM SOLD SOLD 11/23/15 START $ $2,225,000 START 11/23/15
Address 1812 Palm Avenue BD/BA 4br/4ba SQFT 3393 sqft LOT 4481 PRICE $3,000,000 $PSF $884 DOM 1 DOM SOLD SOLD 05/01/15 START $ $3,000,000 START 05/01/15
Address 1900 Palm Avenue BD/BA 5br/5ba SQFT 3123 sqft LOT 4477 PRICE $2,955,000 $PSF $946 DOM 1 DOM SOLD SOLD 04/23/14 START $ $2,949,000 START 04/23/14
Address 1804 Palm Avenue BD/BA 5br/4ba SQFT 3150 sqft LOT 4480 PRICE $3,000,000 $PSF $952 DOM 2 DOM SOLD SOLD 05/15/17 START $ $2,995,000 START 05/15/17
Address 1820 John Street BD/BA 4br/5ba SQFT 4135 sqft LOT 5059 PRICE $2,995,000 $PSF $724 DOM 5 DOM SOLD SOLD 05/03/17 START $ $2,899,000 START 05/03/17
Address 2001 John Street BD/BA 3br/2ba SQFT 1569 sqft LOT 5066 PRICE $2,150,000 $PSF $1,370 DOM 6 DOM SOLD SOLD 10/16/14 START $ $1,950,000 START 10/16/14
Address 2400 Palm Avenue BD/BA 4br/5ba SQFT 3099 sqft LOT 4479 PRICE $2,050,000 $PSF $662 DOM 7 DOM SOLD SOLD 11/07/12 START $ $1,975,000 START 11/07/12
Address 1805 John Street BD/BA 4br/2ba SQFT 1394 sqft LOT 5063 PRICE $1,352,000 $PSF $970 DOM 8 DOM SOLD SOLD 03/30/12 START $ $1,100,000 START 03/30/12
Address 2000 Palm Avenue BD/BA 5br/5ba SQFT 3558 sqft LOT 4480 PRICE $2,200,000 $PSF $618 DOM 8 DOM SOLD SOLD 07/31/12 START $ $2,200,000 START 07/31/12
Address 1813 John Street BD/BA 4br/5ba SQFT 3543 sqft LOT 5079 PRICE $2,900,000 $PSF $819 DOM 8 DOM SOLD SOLD 05/13/13 START $ $2,999,999 START 05/13/13
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 2301 John Street BD/BA 4br/4ba SQFT 2600 sqft LOT 5897 PRICE $1,880,000 $PSF $723 DOM 11 DOM SOLD SOLD 11/16/12 START $ $1,519,000 START 11/16/12
Address 1900 John Street BD/BA 4br/2ba SQFT 1738 sqft LOT 5025 PRICE $2,200,000 $PSF $1,266 DOM 11 DOM SOLD SOLD 09/25/15 START $ $2,250,000 START 09/25/15
Address 1816 Palm Avenue BD/BA 5br/4ba SQFT 3745 sqft LOT 4460 PRICE $2,900,000 $PSF $774 DOM 14 DOM SOLD SOLD 09/26/16 START $ $2,999,000 START 09/26/16
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 1812 Palm Avenue BD/BA 5br/4ba SQFT 3393 sqft LOT 4481 PRICE $2,800,000 $PSF $825 DOM 19 DOM SOLD SOLD 10/31/14 START $ $2,499,000 START 10/31/14
Address 2008 John Street BD/BA 2br/1ba SQFT 909 sqft LOT 5059 PRICE $1,910,000 $PSF $2,101 DOM 19 DOM SOLD SOLD 09/05/14 START $ $1,800,000 START 09/05/14
Address 2413 Palm Avenue BD/BA 3br/2ba SQFT 1900 sqft LOT 5060 PRICE $1,630,000 $PSF $858 DOM 25 DOM SOLD SOLD 07/24/13 START $ $1,599,000 START 07/24/13
Address 801 18th Street BD/BA 4br/5ba SQFT 3335 sqft LOT 5266 PRICE $2,020,000 $PSF $606 DOM 28 DOM SOLD SOLD 12/13/13 START $ $2,199,000 START 12/13/13
Address 2200 John Street BD/BA 4br/4ba SQFT 3801 sqft LOT 5693 PRICE $2,875,000 $PSF $756 DOM 29 DOM SOLD SOLD 08/02/13 START $ $2,499,000 START 08/02/13
Address 2100 Palm Avenue BD/BA 4br/2ba SQFT 1630 sqft LOT 4946 PRICE $1,995,000 $PSF $1,224 DOM 30 DOM SOLD SOLD 05/30/14 START $ $1,695,000 START 05/30/14

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