Sunday Opens (1/18/15)

By Dave Fratello | January 18th, 2015

The Tree Section is roaring back to life a bit early in 2015, with 4 new listings to showcase just this week. 

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.

Tree Section

1801 Palm Avenue Manhattan Beach CA1801 Palm (5br/5ba, 3900 sq. ft.) is a 2000-built Mediterranean on a corner lot in a nice Martyrs-area location.

The home has been recently refreshed across the board. It appears to have recently gotten some new windows in addition to new carpet, and the wood flooring is different from the last time we saw the home in 2011.

Indeed, the whole property shows notably better than in its last (long) run on the market. Staging and attention to detail help a lot now. As an example, the original kitchen, with granite counters and built-in fridge, sparkled on our visit this week. Similarly, the large master bath, with it polished stone flooring, looks reasonably new despite dating back to the 2000 build.

The flow of this home is a bit unusual. The lot slopes down from back to front, so the home has several different levels to it – four little tiers on the entry level, two upstairs (one bedroom is down a short flight of stairs), and there's even a small basement area with a wine wall and just enough room to snuggle up on a couch and watch the wall TV.

In addition, bedroom-wise, you have 3 upstairs and 2 on the lower level. That's one more than you would expect on the main floor in a 5br house, where the first level typically hosts a guest suite/office. (Indeed, both downstairs bedrooms are staged now as office-type rooms.)

There's not a lot of yard here, despite the bigger-than-normal lot size. Instead, there's a cozy tiled patio with outdoor fireplace, and a small yard area covered with artificial turf.

As noted above, for whatever reason this home had a rough go in 2011, running 9 months on the market and closing 11 months after it first listed. The sale price then: $2.100M. Shall we say: Conditions have improved since then.

1801 Palm starts at $3.150M and is open Sun. 1-4pm.

3525 Walnut (5br/4ba, 3500 sq. ft.) has a story that rhymes a lot with 1801 Palm's.

Like Palm, this one had a rough time on the market in 2011. Like Palm, here the newest owners did some work, including new flooring, fixtures and paint, but seemed to stop short of major surgery on this 2001 build. And like the owners of 1801 Palm, the sellers here are looking for a major return on a 3+ year investment, thanks to fortunate timing.

The acquisition price in late 2011, after 5+ months on market: $1.340M. (A huge comedown from the $1.795M asking price.)

Asking price here in early 2015: $2.699M.

A little more from the listing description:

"This stunning home has many architectural features: a vestibule at homes entry, high ceilings in living rm, kitchen & adjoining family rm; charming arches, French doors & recessed wall niches perfect for decorative items... Many upgrades done in 2011 incl beautiful Walnut wooden flrs, bath/kitchen fixtures, custom mural & more. A chef’s kitchen w/granite counters, lots of gleaming cabinets, stainless appliances like 6 burner/grill Viking cook top, dual ovens & Sub Zero refrig."

They didn't mention the surround sound system, which sounded terrific during our visit. Our ears were tricked, and for a minute we truly thought it more plausible that there was a live pianist in the home during the brokers' open than we were listening to a recording on the sound system.

Location is the big trade-off here, with Rosecrans nearby and, especially, the prominence of the refinery. But this one also has an identically priced neighbor (the remodel at 3613 Walnut) that is more impacted. Those two may trade off each other a while before one makes a deal.

3525 Walnut starts at $2.699M and is open Sun. 2-4pm.

1708 Pine Avenue Manhattan Beach CA1708 Pine (5bd/5ba, 3650 sq. ft.) ran for a month late in 2014 at $2.698M without success, but it is back now, presented better by a new agent, with much better staging and photos than before. It's also priced $98K lower. Now they are giving it a chance.

The home itself here is a custom build by the owners on a lot they practically stole back in the market's deepest depths: On 9/9/09, they paid $850K for the lot.

Custom build, yes, but you'll recognize everything about the layout: 2-story ceilings for the living room at the entry, guest suite tucked away on the first floor, kitchen/great room in back. It's all reasonably well done.

We noted that the home has "grown" by more than 500 sq. ft. since the last listing. Last year, the agent said this was a 3100 sq. ft. home, citing "tax records." This year, the new agent lists it as 3657 sq. ft. citing "assessor's data" (which should be the same thing). Turns out, the new, larger figure is correct. 

1708 Pine starts at $2.600M and is open Sun. 1-4pm.

3311 Elm Avenue Manhattan Beach CA3311 Elm (6br/7ba, 5200 sq. ft.) is new construction that we wrote about here just the other day. (See "Thinkin' Big on Elm.") 

It sprawls across an 8800 sq. ft. lot, offering a super-size backyard off the kitchen/great room. 

3311 Elm starts at $4.679M and is open Sun. 2-4pm.

Sand Section

328 Marine Avenue Manhattan Beach CA328 Marine (3bd/4ba, 1900 sq. ft.) is a very slickly upgraded 2004-built TH with an expensive, modern feel to it all. From the official description:

"Amazing panoramic ocean views. Fabulous 2014 remodeled kitchen with top of the line finishes and appliances including a Wolf range, 48" Subzero refrigerator/freezer and wine fridge. White blizzard Caesarstone kitchen island and spacious, light and bright dining/living area with fireplace and walnut floors throughout. Great deck off the living room, ideal for sunset viewing. Master suite with a walk-in closet, fireplace, deck and brand new gorgeous master bathroom with Carrera [sic] marble and designer tile. Second bedroom and bath with access to private outdoor play area complete the middle floor. Additional bedroom, bath and laundry on lower floor. 2 car garage with lots of built-ins and an electric car charger plus an additional guest space." 

328 Marine starts at $2.499M and is open Sun. 2-4pm.

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