Sunday Opens (6/30)

By Dave Fratello | June 30th, 2013

Lots more options this week than we could even cover. Wow. 

We did not even get east of the highway, and couldn't write up everything we saw west.

Don't miss the chance to drop by 468 34th on this gorgeous beach day. 

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

Hill Section

502 Dianthus (5br/6ba, 4700 sq. ft.) is a very different kind of new construction. They call it a "modern plantation" style.

Just about everything feels big from the moment you walk in. The great room in back is built with both disappearing glass doors to the back patio and glass over an indoor/outdoor bar/countertop that folds away as well. Very now.

There's a huge basement with a spare bedroom downstairs, and the balance of the bedrooms up. The master suite is big with a surprisingly large back patio/seating area. This is also where pretty much the only views in the house come from - you can see over rooftops toward East MB, downtown LA and mountains. In the master bath, the soaking tub is uniquely positioned right in the middle of the room.

It's a classy new home. They're pushing over $4M for new construction that really doesn't feature views – that's new, too.

502 N. Dianthus starts at $4.199M and is open Sun. 1-4pm.

219 Dianthus (4br/3ba, 3300 sq. ft.), just down the block, has views in spades. Perched at the top of the hill with a steep dropoff to the west, the views from this home go forever, a true panorama.

We found a review in our archives from 2011 that we'll excerpt here:

219 N. Dianthus may surprise you. It's a lot of house (4br/4ba, 3300 sq. ft.) despite a skinny lot, and comes with amazing views...

The layout may throw you off. Three bedrooms are more or less on the entry level. Downstairs in what feels like a basement, but is just the ground level, there's another bedroom plus gym (storage space that's been converted and is counted in the listed square footage)...

Head up the stairs again and the home splits into unequal halves. One set of stairs goes to a front living room with a balcony over the garage. Down and up a new set of stairs, you come to the great room with the big, big views. Add another patio/balcony out back to drink in that sea air. 

The recent sale history on this home:

  • May 2000: $1.000M
  • Oct. 2006: $2.000M
  • June 2011: $1.750M

Oh, to have bought in 2010-2011! This one's listing now for $550K more.

There was significant remodeling before the 2006 sale, light remodeling before the 2011 sale, and the property felt much the same this time as it did when listed in 2011.

219 N. Dianthus starts at $2.299M and is open Sun. 1-4pm.

Tree Section

1601 Pacific (4br/4ba, 2435 sq. ft.) isn't big or very well-located, on a busy street across from school, but it's warm, updated and sports ample front and back yards on an unusual 5400 sq. ft. lot.

The 70s vintage of the home mostly disappears thanks to a 2005 remodel that was tastefully done, with dark wood flooring, a huge, open kitchen, and nice details all around.

Though the great room in back is a good space, opening to the sunny yard, a general shortage of common spaces seems to be the consequence of the smallish square footage. (We say that though we really want to see 2400-2500 sq. ft. work. It's enough, right?)

The start price here really struck us – $1.8M for less than 2500 sq. ft. on Pacific. No matter how nice, that's a very interesting barometer for this market. You'd have seen this in the 1.3s-1.4s just a couple years ago, we'd hazard.

Want to compare this to the recent $1.760M for smaller 1312 Walnut? (See "Walnut Shocker.") OK, this one wins. With that comp, it's a 1.8 house.

1601 Pacific starts at $1.799M and is open Sun. 1-4pm.

610 12th (4br/6ba, 4250 sq. ft.) is an architecturally ambitious achievement, inside and out.

Glass, glass and more glass is used to feature views, to bring in light from all kinds of angles – even as flooring inside the house and as the base of the master balcony.

Neither the sellers, nor any buyers, had better take to throwing stones.

We only got to breeze through this one recently, would have liked to study it some more. 

Be sure to take your chance while you can this Sunday.

610 12th starts at $5.995M and is open Sun. 1-4pm.

2300 Poinsettia (4br/3ba, 2050 sq. ft.) is a remodeled home on a downsloping lot with 3 of its bedrooms downstairs, and the master up top off the living areas.

It's different. You can find the charms in it, given that there's good taste behind the remodeling work. But the layout and lot will give pause.

At $1.7M today for 2000-ish square feet, with a so-so location (23rd St. ends more or less at the front of the home), it's a challenge.

This one first hit the MBC radar nearly 5 years ago in its prior attempt to sell.

Then, the sellers sought $1.749M for a recent remodel, but it seemed way out of line.

It was late 2008, the world had just changed, and reaching for the stars in real estate was a recipe for failure.

There were lots of prices before the listing quit many months later, in Aug. 2009, at $1.499M – without trading.

This is a different time, today, and $1.7M for 2050 sq. ft. in the Trees does not look objectively "way out of line," but we'll see. They can only do better than 2008-09.

2300 Poinsettia starts at $1.699M and is open Sun. 2-4pm.

2413 Palm (3br/2ba, 1900 sq. ft.) bears a listing description that gives it all away: this is a "mid-century style" home that is on the market for the "first time... in over 40 years."

Is it "mid-century modern?" They didn't say that. Is it updated? "Over 40 years" kind of suggests not.

Bravo for truth in advertising. This home's original, dusty and old, with a layout that does not sing and lots of work to be done. Curb appeal? Not really.

You have to love this block of Palm, which, like John, the next street over, has wider streets and minimal traffic. But this is just one house off Marine, limiting the location plus.

Your first question has to be: What's lot value for a 5060 sq. ft. lot on the west side, given how close busy Marine is here?

Can you use the house for $1.5M+?

2413 Palm starts at $1.599M, and is open Sun. 1-4pm.

2310 Laurel Bluff (4br/3ba, 3650 sq. ft.) is a 90s contemporary on a private street just above Ardmore. (Legal address 2310 Ardmore.)

There are multiple levels, staircases and lots of spaces cordoned off from one another. Call it a series of pockets. Somehow, it all comes together at more than 3600 sq. ft., according to the listing.

That includes a main living room and a second upstairs among the bedrooms – a fun feature we sometimes call the "kids' living room" where we find it. Keeps them and their stuff out of the flow of public spaces... nice.

The "lap pool" here is short and narrow – no butterfly, folks. But nice for a dip and as a water feature off the living area.

The $2.3M start price is rooted to the square footage and location near the Martyrs area, we presume.

2310 Laurel Bluff starts at $2.299M and is open Sun. 1-4pm.

3308 Pacific (4br/3ba, 3100 sq. ft.) is an extremely recent remodel – call it a flip.

This late-80s contemporary desperately needed a reworking, including moving some walls to open up the kitchen and to make sense of the common spaces.

(We've discussed our wish list for the house in prior Weekend Opens posts and our March 2013 story, "Close the Books on 3308 Pacific.")

Purchased in March for $1.295M cash, it's reworked and different. And now they request $1.8M. (There's that number again.)

We haven't seen it yet; the Sunday public open would be just about everyone's first chance.

FYI here's the old, sold listing info and photos: 3308 Pacific, then.

And the new listing info and photos: 3308 Pacific, now.

3308 Pacific starts at $1.795M and is open Sun. 2-4pm.

Sand Section

468 34th (4br/5ba, 3525 sq. ft.) is Dave's listing up on the plateau. MBC can't purport to offer "neutral" reviews Dave's listings, so here's the official description, and here's hoping you'll come by during the open this Sunday:

Your family will enjoy this lovely, newer Cape Cod on a quiet street of the Sand Section plateau.

Spacious common rooms on the first floor feature hardwood flooring, including an open kitchen/family room in back.

All four bedrooms are on one level, including master suite with fireplace and separate "his and hers" walk-in closets.

Upstairs, a family/game room opens to great deck with ocean peeks where you're sure to spend a lot of time. (Tax records count the top floor room as the fifth bedroom.)

This whole home has been refreshed with new paint and carpet and looks terrific. Wood shingles recently replaced with long-life Hardie shingles. Near new central vacuum unit.

Once you see this home, it's easy to feel the lifestyle pluses of a short walk to school, the beach and MB's "second downtown" in the North End. Start your summer off right with this great beach house!

The photos look great full-screen at the dedicated property website:

After a cut this week, 468 34th is at $2.625M and is open Sun. 1-4pm.

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