Weekend Opens (4/15-4/16/17)

By Dave Fratello April 15th, 2017.

It's a light week for real estate and open houses with Easter here Sunday.

There are 30 open houses, a bit more than half the usual total, mostly occurring Saturday.  

As to Sunday, if you haven't made plans yet, check out DigMB's guide to special downtown MB brunches. (Photo here is from the "Brunch Tower" at the Strand House. Yum.)

Have a great holiday, and may all your eggs be found by the children before the dog.

Our brief video this week features the first listing discussed below, 445 33rd, plus two homes that aren't open this weekend (one isn't even on the market) -- 421 23rd and 2317 Pine:

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 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.

Sand Section

445 33rd Street Manhattan Beach CA445 33rd (4br/5ba, 3750 sqft.) is a home completed in 2009 and raved about first here on MB Confidential in 2010. We called it at that time: "a true modern beach delight," noting also:

"[I]nterior spaces are sharp, white, tight and glossy with a timeless, beachy appeal. Wide plank floors are stained light, polished up and shiny. The top-floor kitchen and great room opens, via nanawalls, to a big patio/deck with some ocean peeks and views across the plateau... Carrying the home over the top: integrated audio/video, air conditioning, automated ventilation system for all closets, plus an elevator."

If you've walked along 33rd St. on the plateau, you've easily noticed this one for at least one reason: the home is double-wide along 33rd St. But it's not a double lot – there's a similar double-wide home on the alley at 33rd Place behind it. This one just has extra-impressive frontage.

Alas, despite the joy this home brought to many when first marketed in 2010, it didn't sell. The owners chose to pull it back and rented it out a while. They did sell about a year later, in Nov. 2011, for $2.775M, then very near the highest price ever paid on the plateau (400 blocks) and, at the time, and 26% higher by the PPSF than a comparably new-ish home that had just traded on 31st St. in 2011.

Today, at $4.575M, this one is looking to accomplish something all-new, price-wise, on the plateau.

421 32nd Street Manhattan Beach CAFor the 400-block flat streets east of Alma, 26th-34th, there have only been 5 sales over $3.000M, and only one ever above $4.000M: Beachy and upgraded 421 32nd (4br/5ba, 4250 sqft.) at $4.025M in March 2017. (That one, about 500-600 sqft. larger, sold in its 5th month and for $250K off list.)

This is one of those "emotional" houses.

Someone falls in love and then tries to make a great deal if they can. More from the official description:

"Very spacious ocean view deck accessed through fold away glass doors. Open concept living spaces with plenty of natural light streaming in from plentiful windows and skylights makes this 'one of the best top floors in Manhattan Beach.' The gourmet kitchen offers 2 sinks, 2 dishwashers, 2 garbage disposals, black Brazilian soapstone counter tops, plenty of storage. Enjoy an ocean view dining experience from both inside and outside dining areas. An upstairs built-in desk with file drawers and cabinets essentially creates a 2nd office space for the busy family. 3 en suite bedrooms, all on the middle level, including the Master suite with a beautifully appointed master bath and 2 large walk-in closets. Downstairs offers a family room, known as 'the beach room,' the 4th bedroom and bath, plus a separate office with built-in desks and shelving. This spectacular home offers a 3 stop elevator, outdoor shower, wide plank hickory floors, custom window coverings, 3 zone heating and air conditioning systems, 2.5 car garage plus parking for at least 4 more cars in the driveways (6 car total parking = priceless at the beach!)."

445 33rd starts at $4.575M and is open Sat. from 1-4pm.

317 11th Street Manhattan Beach CA317 11th (2br/2ba, 1050 sqft.) is a corner half lot on a walkstreet near downtown.

There's also a 1930s vintage home on site, very nicely upgraded. But that's not what you'd pay something like $2M for, right?

With the walkstreet and downtown as pluses, you still have a question mark with the big condo building next door.

This listing should look familiar. It was offered for stretches of 2016 at higher prices: $2.6M down to $2.3M, essentially. Now there are a few of closed sales to use as measures:

334 11th (3br/3ba, 1350 sqft.), also a half lot, at the end of the same block but along Morningside instead of on Crest like 317. The existing structure is slightly larger but will be torn down and rebuilt completely. Buyer paid $2.000M in Oct. 2016.

228 11th Place (2br/2ba, 1000 sqft.), a half lot in a more challenged location next to commercial. This one began in Feb. 2016 at $2.499M and needed a long time to move down to sell for $1.850M, just this past week.

317 8th Place (3br/2ba, 1350 sqft.), a half lot renovated duplex on Crest a bit further from town. Sold in June 2016 for $1.800M after a start at (ready for this again?) $2.499M.

It does look like they're trying to get this done this year, pricing at $1.980M. More from the official description:

"Opportunity to Build Your Dream Home in The Heart of the Downtown Manhattan Beach Sand Section or Keep as an Ideal Owner/User Investment!! Vintage Beach Style Duplex with Modern Day Upgrades Throughout Including Newer Dual-Paned Windows, Recessed Lighting, Hardwood Floors, Granite Counters, Custom Cabinets and Stainless Steel Appliances!! Enjoy Your Desirable Ocean View Walkstreet Yard!! Ultimate Prime Location..."

317 11th starts at $1.980M and is open Sat. from 1-4pm. 

East MB

1623 Mathews Avenue Manhattan Beach CA1623 Mathews (5br/4ba, 3525 sqft.) is a 1980s original with some updates and a big backyard. From the official description:

"South facing light filled Cape Cod style home with lots of rooms to relax in! This 5 bedroom, 4 bath home has city and mountain views from the back and wonderful entertaining space indoors and out. This family home boasts a beautiful formal entry, wood floors and an updated kitchen with bay window, granite counters and stainless appliances. There are 3 fireplaces, two decks, a grassy flat yard and hot tub. Additionally there is a separate tandem garage in addition to the 2 car garage that has been converted to a bonus room. This could be used for a home based business or guest house as well as extra living space or storage for a boat. There are two bedrooms and two bathrooms upstairs along with a bright living room, dining room, breakfast nook and family room with wet bar. The spacious master suite and another 2 bedrooms, bathroom and laundry are downstairs as well as a 2 car garage."

1623 Mathews recent cut to $2.200M and is open Sat. and Sun. from 1-4pm.

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