Weekend Opens (3/17-3/18/18)

By Dave Fratello | March 17th, 2018

We looked and looked, but alas, lass, there be no true "green" homes here to see among the open houses on St. Patrick's weekend.

On the positive side, there seem not to be any homes infested with snakes requiring the services of a saint for removal. So count yourself lucky after all.

There are a couple listings promoted as "turnkey," and this occasions a brief comment. Don't you find the word "turnkey" distracting? Is it "turkey" or "turn... key?" Often, we're thinking "gobble, gobble" before seeing that hidden "n."

No matter how long we watch or work in real estate, we never get used to that word. As a bit of a relief, the listing for 1630 22nd uses two words: "turn key." While that's imprecise, it's easier to read without making a mistake. (Admittedly, even adding a hyphen, for "turn-key," would make for an awkward solution.)

OK, rant complete.

This week's video features a fun, custom modern on a North End walktreet (220 35th St., off-market; call Dave if interested), new construction in the Hill Section (304 N. Ardmore) and Tree Section (1501 Elm) and several more in the Sand:

Email subscribers and some mobile users will need to use this link to view the video.

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

Below, click any address link to view all photos and property details. 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.

Listings appearing here come from the whole MB market and may or may not be represented by MB Confidential author Dave Fratello.

Tree Section

1501 Elm1501 Elm Avenue Manhattan Beach CA (4br/5ba, 3160 sqft.) is new construction in a modern style, which you don't see much in the Tree Section - or in spec homes in the Tree Section in particular.

At least it's something different, and since we've heard buyers asking for "different," this one will draw interest.

The split-garage face to the home is itself unusual, meant to provide symmetry to the design.

1501 Elm Avenue Manhattan Beach CAIt also makes possible an interesting entry that flows straight back to the large and open kitchen/family room, and in turn back to the fully outfitted backyard with spa and waterfall. (Oddly, not yet pictured in the listing.) Disappearing doors make the family space one big open indoor/outdoor room (weather permitting).

The kitchen features glossy stained cabinetry, stainless appliances and stone counters.

With just 4br (and no first-floor bedroom), each of the bedrooms is of good size. There's a pleasant, sleek vibe to it all. More from the official description:

1501 Elm Avenue Manhattan Beach CA"[L]uxury custom home completely fitted with state-of-the-art technologies and detailed upgrades throughout. Intentionally designed to provide a serene and private setting... Upon entry, the eye is drawn immediately to the great room and the yard beyond. A disappearing door allows for that highly sought after indoor-outdoor experience, which extends the entertaining areas allowing for transitional use of the yard area. The heart of the home centers around an sleek and stylish open concept kitchen, fitted with premium Thermador appliances, a built-in espresso machine, a butler's pantry & walk in pantry and built-in breakfast nook... A fully stocked outdoor kitchen & counter space offers a great outdoor dining option. The showpiece of the home is the 'cool pool' in ground spa/soaking pool surrounded by a fire feature. Offered complete with a high end audio visual package, wi-fi enabled thermostat, IQ garage door openers, a Ring door monitor system, perimeter security cameras, & automated window coverings in the great room and master suite, all of which can be customized to be controlled remotely via Smartphone. LED lighting, high-efficiency dual zoned central A/C."

1501 Elm is at $3.175M and is open Sat. & Sun. 1-4pm.

2317 Pine Avenue Manhattan Beach CA2317 Pine (4br/3ba, 2610 sqft.) is a custom remodeled home that you may recall from the market last year.

It features a mostly open first floor, with a family room in back with windows on 3 sides and beamed ceilings. The kitchen is midsized, featuring granite counters.

2317 Pine Avenue Manhattan Beach CAThe backyard is a few steps down and nicely outfitted for al fresco dining or just hanging out, with a built-in BBQ and fireplace. There's even a bonus room down in a half basement, large enough for a wine tasting room or small gym.

This is a compact arrangement of 2600 sqft., with a much-requested first-floor bedroom plus 3 upstairs. There's a true master suite with jacuzzi tub and sizable room with high ceilings.

The home was purchased in 2015 for $2.375M, and tried last year at $2.599M down to $2.349M. The new price of $2.295M is its most compelling yet, and should be seen in comparison to nearby neighbor 2512 Pine closing at $2.200M. More from the official description:

"This recently updated home is an inviting backdrop for entertaining due to a very open floor plan and a welcoming living area plus a spacious dining room with fireplace. The over-sized family room features a striking open beam vaulted ceiling and leads to the lovely private garden with custom stone, fireplace, BBQ and entertaining area. A separate gym/office/man cave and wine cellar (approximately 500 square feet not included in the square footage of the home) with its own private entrance from the rear yard. With four bedrooms and four fireplaces, custom built-ins, hardwood floors, and stone finishes, this home is a rare gem!"

2317 Pine is at $2.295M and is open Sat. & Sun. 2-4pm.

Hill Section

304 N. Ardmore304 N Ardmore Avenue Manhattan Beach CA (5br/6ba, 6435 sqft.) is a slick new modern in the Hill Section. Per the official description:

304 N Ardmore Avenue Manhattan Beach CA"Privately situated overlooking the greenbelt, and offering ocean views, the property provides a relaxed, semi-tropical atmosphere. The absence of neighboring homes directly across from this lot affords appreciated added privacy. Clean lines found in bold mahogany columns, natural stone fronted fireplaces, flush linear baseboards and mahogany interior doors are softened by European oak floors, glimpses of green landscape and sights of the horizon from multiple vantage points. The main entry level features 3 bedroom suites, a formal living room, a central great room and home gym/office that seamlessly open to the private yard and pool area beyond. The master bedroom is a tranquil haven offering a private ocean peek and an unparalleled master bath retreat experience. Multiple sets of panoramic doors encourage a highly desirable indoor/outdoor experience... [R]ectangular swimming pool to the east and expansive views to the west. A premium appliance package includes SubZero, Wolf and Bosch brands. The basement level offers a fully stocked wet bar, billiards room, convertible wine room, rec room and media room."

304 N. Ardmore is at $7.199M and is open Sat. & Sun. 1-4pm.

Sand Section

436 23rd Place Manhattan Beach CA436 23rd Place (3br/4ba, 1920 sqft.) is a 2005-built townhome on an alley street near Grand View Elementary. Master and second bedroom are on the middle level, and there's a smaller bedroom downstairs (showing as a home gym).

The top floor is open, with peaked ceilings. Flooring throughout much of the house is a wide-plank maple. More from the official description:

"A rare find just 4 blocks to the beach and a short stroll to charming downtown Manhattan Beach restaurants and shops, this Cape Cod home is a true gem. Exceptional open floor plan with a cook's kitchen featuring a six burner Jenn Aire [sic] cooktop and stove, and a large entertaining island with granite counters and stainless appliances.The master suite is sure to impress with its own fireplace, oversized walk-in closet, and spacious spa-style bath. Plenty of parking for family and friends on-site, with a two car garage plus one extra parking space and parking on the apron- 4 spots at the beach."

Worth noting: This home last sold in Aug. 2013 for $1.575M.

436 23rd Place is at $2.199M and is open Sat. & Sun. 2-4pm.

429 Marine Avenue Manhattan Beach CA429 Marine (4br/3ba, 1965 sqft.) offers a brick-built main house with some recent updates (total remodel 2012), plus a 1br unit in back over the garage.

It's a pleasant enough little cottage, with ocean views out front and a midtown location (albeit on a busy street). But take a look around and it's not hard to see that the structure on this full lot is way, way under-utilizing the land.

429 Marine Avenue Manhattan Beach CAZoning allows for 2 townhomes, or you could go big with a new SFR, guided by the recent sale at 2201 Alma (4br/5ba, 4300 sqft.) at $6.925M.

In a case like this, you can enjoy the existing home for something near land value, and pull a little income from the back unit (it's currently rented at a "little" price) to help maintain things. Interesting play for any number of possible buyers. More from the official description:

"Only 4 blocks from the Sun, Surf, Sand & The Strand and only 2 blocks from the renowned Grandview Elementary School, you'll love your little piece of the Gaslamp neighborhood! So much value in this lot: This DUPLEX works very well as an appreciating rental income property or for an owner-occupant living in the turnkey front unit while earning rent from the rear 1 bed 1 bath unit... Or you could teardown and build 2 townhouses now or in the future on this street-to-alley lot! The front 3 bed, 2 bath unit underwent an extensive remodel in 2012 including a new kitchen with stained wood & soft closing cabinets and drawers, stainless appliances, new bathrooms, new floors, even the roof was replaced!"

429 Marine is at $2.295M and is open Sat. & Sun. 1-4pm.

229 42nd229 42nd Street Manhattan Beach CA (4br/4ba, 1900 sqft.) is an early-90s duplex in El Porto. From the official description:

"Rare half-lot duplex in great condition; outstanding value for west of Highland. Move-in ready! ... With an elevator for the top unit and rental income from the 2nd unit, it would also make a great retirement home or 2ndhome by the beach. Live in one unit and rent out the other; or rent out both units. The top unit (229 42nd Street) is currently renting at $3,995 (lease expires May 2018). The downstairs unit (231 42nd Street) is renting at $3,675 (lease expires March 2019). -Amazing panoramic ocean views from PV to Malibu. -Fireplace and ocean view deck in both units. -Built in 1992 with many custom features; elevator from garage to top unit -4 car garage (tandem 2+2), plus 3 car driveway parking; 7 parking spots total!"

229 42nd is at $2.190M and is open Sat. 1-3pm.

460 Rosecrans460 Rosecrans Avenue Manhattan Beach CA (3br/2ba, 1190 sqft.) is an upgraded townhome with views over the street to the trees around the tank farm and some ocean views. From the official description:

"ith this great location, it’s just as easy to enjoy the beach lifestyle full of surfing and beach days as it is to access LAX, or go for an adventure throughout L.A. It has excellent views of the ocean, a private patio, and double pane windows. The upper level features an open floor plan with large windows that generously grace the area with light and views. This floor also has the third bedroom and second bathroom, great for an office or crafts room. On the lower level, you’ll find the master with windows that brighten the room. The Jack and Jill bathroom connects to the third bedroom, with its private entrance to the patio. This patio can be a great oasis in the shade or perfect for a summer BBQ. This home features plenty of storage space and laundry hook ups in the two-car garage. Walking distance to the beach and local eateries, this beachy chic townhome is close to award-winning schools, local hot spots, and every surfer’s paradise."

Worth noting: This unit sold for $1.030M in Jan. 2015.

460 Rosecrans is at $1.295M and is open Sat. 2-4pm & Sun. 1-4pm.

East MB

1630 22nd1630 22nd Street Manhattan Beach CA (3br/1ba, 1070 sqft.) is a recently redone cottage with new bath & kitchen on a quiet East MB street near the middle school.

From the official description:

"Welcome home to your beautiful turn key, light drenched home on one of the best streets in East Manhattan beach! This absolutely charming 3 bedroom home has fantastic curb appeal as well as an open dining room, living room and an ideal kitchen for entertaining or for catching up on your loved ones' day as you prepare dinner. The outside deck is a perfect place for entertaining and backyard BBQs!"

Worth noting: This home was purchased for $1.337M in April 2016.

1630 22nd is at $1.575M and is open Sat. 2-4pm.

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