Weekend Opens (2/13-2/14/16)

By Dave Fratello | February 13th, 2016

Ski Week: It was great. Was.

You'd better be enjoying this one, because the spoil-sports at the MB school district have declared that this is the end. Changes in future school calendars will mean no more full weeks off school in February – at least, not as a district-wide vacation.

Want a weeklong break for fresh powder around Presidents' Day in the future? You'll have to take the kids out of school – just like everyone used to, costing the district money, leading to the creation of Ski Week... hey, anyone into forming a protest next year? Maybe we should start an online petition.

It may be "vacation time" now, but the local real estate market is blooming on schedule and is as busy as one can imagine. Inventory is beginning to fill out a lot, and sales are happening left and right.

Our video captures several new listings that are open this week, plus a few that aren't, like 121 16th ($9.650M) and 2416 Highland ($2.599M):

 Some mobile users and email subscribers will need to use this link to view the video.

To plan your open-house tours for this week, use MB Confidential's new online list of Manhattan Beach open houses (it's mobile-friendly!). This link always appears in our weekly wrapups and on the main front page, under "Open Houses."

And 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

1412 Elm Avenue Manhattan Beach CA1412 Elm (3br/3ba, 1850 sqft.) looks like a modest, original cottage outside, its 1-car garage fairly screaming "not modern."

But inside, you'll find both a fully modern, tasteful update, but also a home that pushes back and back and back on the lot, with both an ample master suite and large family room in back.

Heavens, is there a yard, too? Almost. The pocket of a backyard here is about what you would expect to find on a Tree Section lot, but in this case, it features faux grass and nice raised planters.

As charming as the home certainly is, it's going to be quite a wake-up call to citizens unfamiliar with Manhattan Beach real estate to see a modest, clean 3br home asking nearly $2M. The market might just be there.

1412 Elm starts at $1.899M and is open Sat. and Sun. from 1-4pm.

2104 Flournoy Road Manhattan Beach CA2104 Flournoy (5br/5ba, 4300 sqft.) is a large, custom home on a good block with a super-sized lot (8600+ sqft.).

So why couldn't they sell it last year? (It ran almost 9 months at prices from $4.9M down to $3.9M.)

Last year it felt rough and dated, the yards had seen better days... it simply was not showing at its best. And then that phenomenon took over: Homes that haven't sold have a tendency to get ignored and to not sell.

This year, it was time for a major reboot. The home's been polished up a great deal. Flooring looks different. New light fixtures. Professional staging. Fresh paint. It's a thorough job.

Coming out in the prime of our local real estate "season," now it's got a chance... even if it is priced $300K over the price where we last saw it. More from the official description:

"Complete with white picket fence and charming porch swing, this home is certain to win you over with its unique charm & individual character. The kitchen is at the center of the home & is the hub activity; high open ceilings not only draw natural light through, but also connect the upper level family areas to the center of the house. Outfitted with Viking, SubZero and Bosch appliances + 3 islands, this is a kitchen for a chef that loves to entertain! A fantastic upper open loft area is built to grow with the family as is the 5th bedroom/hobby room. Skylights, French doors & transom windows flood the home with natural light. Custom built for original owners & never a “spec” home, it was built with day to day family living in mind, so the home flows naturally and functionally..."

2104 Flournoy starts at $4.299M and is open Sat. and Sun. from 1-4pm.

717 35th Street Manhattan Beach CA717 35th (2br/1ba, 950 sqft.) is one of two neighboring 5400 sqft. lots with little homes on them being sold at the same time for the same list price. (The other is 713 35th.)

They're floating the idea that someone might buy both and build a big compound, or new home + pool/sports court. That could happen, though 35th St. is not the sort of location where you might expect that. We'll see.

The existing home at 717 is small and mostly original, although totally charming in its authenticity. Its single bath is set between the two modest bedrooms. The garage way in back was not accessible during our tour – it appeared to be offer one-car parking and not to be in such great overall shape.

More from the official description:

"Step back in time with this really special vintage beach cottage situated on a 40 X 135 street to alley buildable lot in an excellent block of the highly sought after tree section. It has been impeccably upgraded and maintained and is perfect as an entry foray into Manhattan Beach. Nearly 1,000 Square Feet of Living Space with 2 Bedrooms and 1 Bath. Hardwood Floors throughout. Adorable Kitchen with Plenty of Cabinets and Ceramic Tiled Counters Cozy Brick Fireplace in the Living Room. The Backyard Garden is Gorgeous and Spacious."

717 35th starts at $1.495M and is open Sat. and Sun. from 1-3pm.

3608 Walnut Avenue Manhattan Beach CA3608 Walnut (5br/2ba, 1665 sqft.) is pretty rough and a bit of a puzzle. The listing calls this both an "opportunity" and a "blank canvas," which is a starting point for saying it's going to need a lot of work.

You could see a full-size lot in the Tree Section at $1.499M as an attractive number for a new build, but this location, just up off of Rosecrans and near the noisiest part of the refinery, will be something of a deterrent. (Three newer/remodeled homes on the same block sold last year, so it's not impossible to think someone would build new.)

They got 5br into 1665 sqft. by making most of them quite small. Everything is very dated and broken up. It's a bit of a challenge. Many buyers say they want to "open up" older homes that have compartmentalized layouts like this. It's not clear how to do that here, however, because of the stairwell right in the middle.

As we said, it's a bit of a puzzle, but they seem not to have overshot on price, so there will be others coming in and noodling on what to do... what to do...

3608 Walnut starts at $1.499M and is open Sat. & Sun. 1-4pm.

Sand Section

512 Bayview Avenue B Manhattan Beach CA512 Bayview (2br/3ba, 1500 sqft.) is begging for a head-to-toe modernization. The 1970s building has two things going for it: Location and height.

Well, maybe make that three: This is the back unit of a two-townhome complex and the front unit was not, apparently, built up as high as the maximum. What this means is that the back unit gets great views over the front neighbor, and has presumptive veto power over any effort ever to build up the front unit. (Oh, and you had better verify that, buyer – don't just go citing a blog.)

There's a lot to do. No, there's everything to do – to improve and modernize the home and make it what it can be. But that may be worth it, even if the price of entry is $2M or so. From the official description:

"Spectacular views and location. Walk to beach, restaurants, shops and schools. Located on a quiet street with little traffic. (located on Bayview but address is 512 Manhattan Ave #B) Sit down ocean views from living room, kitchen and dining. Currently a 2 bedroom and 2.5 bath with possibility of adding a 3rd bedroom and bath in the 4 car garage."

512 Bayview starts at $1.950M and is open Sat. and Sun. from 1-4pm.

East MB

301 Aviation Place Manhattan Beach CA301 Aviation Place (3br/3ba, 1700 sqft.) is a townhome east of Aviation but within Manhattan Beach in the "Manhattan Pointe" complex. All of the units here (28 in total) were built in 2002 and share very similar specs.

As we noted in a recent post, "Big Bump Coming at Aviation Place?" there has not been a sale over $1M in the complex, but then, it's also been nearly 4 years since a unit in the complex sold at all.

The last sale in the complex was for $740K; the highest sale ever in the complex was for $830K.

301 Aviation Place starts at $1.075M, a notch above the $1.049M last sought by 213 Aviation Place, which had an oddly timed – and failed – run on the market recently, canceling just this past Monday.

More on this unit from the official description:

"Contemporary Cape Cod... corner townhome in gated Manhattan Pointe. Tasteful free-flow style and 2 private patios frame this entertainer’s delight and hub of year-round family fun. Well-appointed Family Room with adjoining patio, feature fireplace, recessed lighting, and grayed-espresso distressed hardwood floors enticing you through the open-plan lower level. A gourmet Kitchen, top-of-the-line stainless appliances, granite counters, maple cabinetry (and thoughtfully concealed Laundry) opens to Family Dining and a second private patio overlooking a meticulously maintained play area and walkways... The Master boasts a designer full bath remodel, over-sized glass shower, spa tub, and double vanity."

301 Aviation starts at $1.075M and is open Sat. and Sun. from 1-4pm.

1619 Artesia Boulevard D Manhattan Beach CA1619 Artesia Unit D (3br/3ba, 2175 sqft.) is a well-built, newer townhome on the southeastern edge of Manhattan Beach. More from the official description:

"This charming 'Santa Barbara' style 3 bed, 2.5 bath, townhome with loft, was built in 2008.... [O]pen floor plan that is very inviting. Rear unit with serene private patio. Special touches like custom wrought iron railing, crown molding, and gorgeous dark maple hardwood floors throughout. Large kitchen with granite center island and stainless steel appliances. Dramatic 'Great Room' with soaring ceilings, skylights, beautiful fireplace with hand-painted tiles, and French doors opening to a lovely balcony that overlooks the lush greenery in the backyard..."

1619 Artesia starts at $1.189M and is open Sat. and Sun. from 2-4pm.

1421 12th Street 1 Manhattan Beach CA1421 12th #1 (2br/3ba, 1350 sqft.) is the lowest-priced home in all of Manhattan Beach right now. More from the official description:

"Bright, cheerful, move-in ready townhouse is the front unit in this Cape Cod-style building. Huge living room (brick fireplace), dining room, and kitchen all receive lots of morning & afternoon sunlight. Owners recently updated all 3 bathrooms, installed gleaming hardwood floors throughout, added new lighting, lovely built-in floor-to-ceiling bookshelf, and updated kitchen with granite countertops & stainless steel appliances. Upstairs are two large bedrooms with in-suite bathrooms. There is lots of storage space including California closets in the Master bedroom."

1421 12th starts at $785K and is open Sat. and Sun. from 1-4pm.

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