Sunday Opens (11/16/14)

By Dave Fratello | November 16th, 2014

It looks like the secret is out. 

You can raise your Thanksgiving game this year with a little help from the folks at MB Post. By pre-ordering between now and next Saturday, Nov. 22, you can get Post's famous bacon cheddar buttermilk biscuits for your holiday table.

See this post on the all-local news site DigMB.com for more details.

Now that's a tradition worth starting.

To plan your open-house tours for this week, use MB Confidential's online list of Manhattan Beach open houses (it's mobile-friendly!).

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.

Sand Section

2305 Bayview (3br/4ba, 2570 sq. ft.) is a modern, remodeled ocean-view townhome that we mentioned just the other day here, on account of its incredible (apparent) increase in market value since the current owners picked it up 28 months ago. (See "Shooting for +$1M After 2 Years.")

There's plenty to like about this floorplan and detailed, designer style. The master is spacious with a great redone bath and fairly large closet. Downstairs, you find not only 2 bedrooms but also a good-sized living room that's been made into a home theater.

The top level is wide open, with a spacious, sleek kitchen, dining area and essentially 2 separate living room areas – one closer to the kitchen, one just off the ocean-view deck.

The views are pretty good when standing up, looking over the rooftops of the unit in front (on Manhattan Ave.) and over other buildings in the area. We'd call it more of a crestline view of blue than killer ocean vistas, but there's no doubt about where you are when you look outside. 

This light, bright and snazzy TH stands alone in the market at this time, so all the buyers who have missed out on ocean-view townhomes recently will give it a serious look. 

2305 Bayview starts at $3.399M and is open Sun. 2-4pm.

125 Moonstone (3br/3ba, 1160 sq. ft., per tax records) is one of the original duplexes built in El Porto, sporting a 1929 build date. There has been remodeling over the years.

The lower-level unit is better than the surfer studios you see sometimes, with a separate bedroom tucked away in back. (Not a big room, but it fits a bed.) There is both a front porch and side patio for a little more indoor/outdoor living space than might be typical.

The top-level unit (of which listing photos are sparse) has 2br and a comfortable kitchen. There are some ocean views to the south and west.

The recent sales history on this one is interesting:

  • Sept. 2002: $440K
  • April 2004: $919K
  • May 2006: $1.125M

Those big jumps were during the last bubble's inflationary period.

Not so long ago, you might have picked this for a $1.2-$1.3M property, but the very recent sale of the very comparable 127 Shell (3br/2ba, 1170 sq. ft.) at $1.450M will push this one up as well. To begin, they're already shooting past Shell in the asking price.

125 Moonstone start at $1.500M and is open Sun. 1-4pm.

East MB

1632 11th (3br/2ba, 2145 sq. ft.) is something of a blank slate in a location that may be polarizing, right across from a park with busy playing fields.

The 1950s original here got a considerable addition and reworking in, we'd guess, the 80s. That work gave the exterior more style than similar nearby original homes. Inside, there are high ceilings and an open kitchen with bright eating area.

There are 2br downstairs, which seem both to be smallish and probably part of the original house. Upstairs is a flowing master suite with a quasi-balcony overlooking the living room below.

We're saying this home is a "blank slate" because it's certain that the next owners will be doing some work. The backyard, for starters, has gone fallow. On this 7500 sq. ft. lot, with a somewhat undersized house, the yard is a huge space that seems to be for a pool. (We'd add that it's a great space for a sports court, but who needs that with all the attractions across the street?)

Inside, the home sports green carpet, cheap tile and light-colored woods that date the place.

A remodel could be very straightforward, however. Here's guessing that someone's going to see the value proposition readily.

1632 11th starts at $1.549M and is open Sun. 1-4pm.

405 Harkness (4br/4ba, 2300 sq. ft.) spent some time on the market late last year and early this year, but seems to have rented out. It's back now cleaned up and looking better, and simpler, than before.

Of course, the home hasn't changed in that time.

You enter into an open living room with separate dining area in back. The kitchen is galley style but opens to the living area with a pass-through.

In one wing, you have 3br, including a smallish master. None of the bedrooms is large and the baths are only somewhat remodeled to raise them up from their initial, mid-60s condition.

This corner-lot property sports a big 7440 sq. ft. lot, but not much actual yard – more of a strip along the back (western) half of the home rather than a big playable space. That outdoor space has a nice enough look to it, with some faux grass and tropical plants.

The quirk of this house is the attached guest unit, what may have essentially been mother-in-law's quarters with separate entry and kitchen until the most recent use of the house made that formal separation less, well, separate. You're encouraged to see that as a big bedroom/living room with its own kitchenette (bar?). This separate unit is connected to the main house through a (shared) laundry room.

Given where values have gotten, this one is a lot of house for the money, if you're OK with the floorplan.

405 Harkness starts at $1.449M and is open Sun. 1-4pm.

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