Weekend Opens (9/14-9/15)

By Dave Fratello | September 14th, 2013

This week we've toured new listings that aren't publicly open, and we're seeing a set of new listings come out that haven't been opened up yet for advance tours by brokers.

That means our writeups for a few listings this week will be brief, and if we can make it to the public opens, we'll be seeing these for the first time with you.

Inventory is still very cramped at 58 SFRs and THs citywide right now.

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

East MB

1650 22nd (3br/2ba, 1250 sq. ft.) is a fixer where it's easy to see the potential and the limitations.

Two of the 3br run along busy Redondo Ave. and the noise is going to be noticeable in the main living spaces as well. So there's that.

There's bonus space that probably brings the home over the stated 1250 sq. ft. in the form of an add-on in back, along with an extra room that, among other things, formerly hosted laundry.

The kitchen and the aforementioned once-a-laundry-room are partly gutted and part way through a process of rebuilding. So this is not a move-in-ready house, but one where you need to pick up the work and finish it. That's good in a way, because we saw at least two big walls that were asking to be removed to create a vast, open floor plan, and maybe it's easier to see when the home is in a state like this.

At $899K to start, this one's got a big "come hither" tag on it, inviting ambitious buyers to make their mark and either linger, resell or make this a rental that could generate decent numbers. Uh-oh, that means there will be more than one buyer.

1650 22nd is open Sat. & Sun. 2-4pm.

10 Sausalito Cr. (3br/3ba, 1920 sq. ft.) is a mostly original attached unit in the Village, along the outer edges of the property backing up to the movie studios.

It's trying to become the deal of the year in the Village, now asking $1.099M and practically begging for offers.

In this layout, you have one bedroom down and two up, though one upstairs has been converted to an office with built-ins. 

Off the living room there is access to a concrete patio. You very much feel the presence of neighbors on either side. It's community living.

10 Sausalito Circle is at $1.099M and is open Sun 2-4pm.

405 Harkness (4br/4ba, 2300 sq. ft.) was not available to brokers for advance previews, so we have not yet seen it.

This is a single-level house that stretches across its 7500 sq. ft. lot, leaving minimal "yard" as best we can tell.

If you've been looking for a lime-green kitchen with banana-yellow cabinets, your search is over. You've found 405 Harkness.

405 Harkness starts at $1.398M and is open Sat. & Sun. 1-4pm.

1613 Nelson (5br/3ba, 3535 sq. ft.) offers a lot of house on a lot of lot – an unusual 10,000 sq. ft. plot, in fact.

That means space for a garage in back, plus a yard ("well-manicured grounds," per the listing), plus a pool.

This is another one we haven't seen yet, so we're going on the pictures for now. We see pretty open living spaces and a modern kitchen in this very custom update of a 1970s original.

1613 Nelson starts at $2.199M and is open Sun. 2-5pm.

1813 23rd (3br/2ba, 1750 sq. ft.) just hit the MLS late Friday night and is ready for tours this weekend.

Whereas 1613 Nelson specifically was called "traditional," this one is specifically called "non-traditional" in its description. Yes, some kind of rebel cottage with additions.

Like a lot of Liberty Village homes, this one's a 1950s original that's been given a once-over, doing what so many people want to do: Open the whole thing up. Walls were removed to create an open kitchen/great room, which we'll call great, even if we haven't yet actually seen it. (There we go again.) There's a modern sensibility at work here.

This one will draw a lot of interest, and comparison to 1509 Magnolia, a much smaller new remodel further west near Meadows school, which made a deal with a list price of $1.349M. For whatever reason, Liberty Village homes do seem to trade at something of a discount to other areas of East MB, even nearby.

1813 23rd starts at $1.359M and is open Sat. & Sun. 1-4pm.

Tree Section

644 33rd (5br/5ba, 4225 sq. ft.), had a rough time on the market when new 5-6 years ago, failing to get the $3.4M that the builders sought. It eventually traded for $2.875M, a chunk of change, to be sure.

Over time the house has come to look a lot better, as the landscaping has grown in to complement the home, and the current folks have really filled out and decorated the place wonderfully, so you can actually see the home's potential actualized. And it's terrific, deep, luxurious.

Don't miss the huge basement home theater with bonus bed & bath. That's great, though for an "estate" on a street-to-alley lot, this one does lack much of a yard. The garage in back takes up a lot of the would-be outdoor space, so you really wind up with a nice sunny patio and a little grassy area.

They're into the 5th month on this listing, and it could become something of a deal. (Everything is relative.) It's already at the 2008 price, essentially.

644 33rd is now at $2.899M and is open Sat. & Sun. 2-4pm.

3520 Walnut (3br/2ba, 2250 sq. ft.) is at $1.499M, which we noted last week is not so very high nowadays for 2000+ sq. ft. in the Tree Section.

There's a location challenge, to be sure, and the layout is quirky, yet the whole listing is riding on the notion that getting this much space, updated, west of Sepulveda, is a steal under $1.6M.

Did we say "quirky layout?" That's hard to debate. The first level is all garage and laundry; you'll go upstairs to get the first living spaces, and those have step-ups and step-downs. There's one big family room toward the front, then steps down to the combined kitchen / casual dining / living room. At least we can note that the kitchen is pretty open to the room. Two smallish bedrooms complete that first level down the hall.

And the first-floor bath? Why, that's at the end of the hall, and also serves as your access to the backyard. You actually walk right past the toilet on your way to the split-level yard. So there's that.

Upstairs is the master suite. Oh, this is much, much, much improved from its condition the last time we saw it – as is the whole house – about 10 years ago. A spacious, nice bath. And a balcony with forever views.

Oh yes, the views. The listing has this to say of the home: "sweeping views of sunsets and move-in ready."

Now, let's admit, it's a little bit perilous to tout the "sweeping views" from a home when perhaps the signature feature is views of the refinery to the north, not sunsets to the west. They're mesmerizing views... of the wrong thing.

That may be the hardest thing to get over, but when you've got a livable house in the ZIP code it should find its level.

3520 Walnut starts at $1.499M and is open Sat. & Sun. 2-4pm.

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