Weekend Opens (6/17-6/18/17)

By Dave Fratello | June 17th, 2017

Hey Dads!

Here's hoping your weekend is great, whether you're collecting new ties, getting in a round of golf, grillin' up a storm, taking a long hike or, perhaps, hopping in the hot tub midday before a nice nap.

Those dads (and moms) who are closely tracking the local real estate market will be intrigued by our recent MB Market Update post, pointing to lots of big-dollar sales (again) around town. Sure, inventory is over 100 and may grow throughout the Summer, but big stuff continues to happen.

Our video this week:  

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.

Hill Section

1031 Duncan Avenue Manhattan Beach CA1031 Duncan (4br/4ba, 4200 sqft.) was built in 2004 as a Craftsman style home, though much (not all) of that original inspiration has been muted in an overhaul intended to brighten the home and give it more of a beachy feeling. (This is the second recent listing in MB to get such a treatment, and we smell a blog post coming on that topic.) It works, even as some Craftsman details remain.

The home features a reverse floorplan ("upside-down layout") to capture crestline blue views and treetops/rooftops from this position high on the hill. One of the 4br is upstairs and probably serves mostly as an office or bonus room for most families. Due to the relatively small size of the lot, the backyard is quite small.

More from the official description:

"[B]eautifully upgraded home from Waterleaf Interiors. Boasting 4 beds, 4 bath, 4200 sq. ft. (BTV) of living space with ocean views, basement with new designer carpet, open floor plan great for entertaining and tons of South facing natural light. The entry level offers three beds, including the spacious master with large walk-in master bath and his & her vanities. The top level entertaining area has recently resurfaced and stained hardwood floors, new marble kitchen counters and backsplash, LED lighting, window treatments and refinished cabinetry with new hardware with new interior and exterior paint throughout. Off the kitchen is a great open play room, perfect as a secondary play area next to the family room and or flex room. Off the family room is an ocean view deck, great for watching the sunset."

1031 Duncan starts at $3.750M and is open Sat. from 2-4pm. 

Sand Section

461 27th Street Manhattan Beach CA461 27th (3br/4ba, 2400 sqft.) is a truly stunning and different 3-story modern on a 1550 sqft. lot (30' wide by about 52' deep; totally typical for the street).

The home was just completed, it's said as an owner/user build, but is being offered to the market. 

The unusual floorplan puts all 3br on the middle level, but without squeezing anyone too much. The master is around a corner and separated from the other bedrooms.

Meantime, there is an ample den on the first level opening to a patio that befits a walkstreet (though 27th is not). Very nice indoor/outdoor feel.

Likewise for the top floor, offering high ceilings, a deck and nice blue-sky views (on clear days!).

Different and appealing. More from the official description:

"New Coastal Contemporary... with meticulous attention to detail. Street-to-alley lot with garage in back enhances the curb appeal of the 3-story front facade. First floor 'beach room' with 5.1 surround sound opens to hardscaped front yard with natural stone tiles. Custom floating wood staircase with glass railing leads to 2nd floor bedroom level, including a luxurious master suite featuring an outdoor deck with privacy glass railings, walk-in closet, oak accent wall with hidden drawers and sumptuous master bath. Top floor presents the common living areas in an open floor plan with tons of light, courtesy of Kobi mahogany windows and sliding glass doors. Great room has a fireplace, an outdoor deck with glass railing (and partial ocean view) and a walk-in bar with beverage refrigerator, paneled ice maker and hand-pounded nickel sink. Open, center island kitchen has Thermador Pro series appliances, walk-in pantry and a center island featuring a Blue De Savoie marble countertop and farmhouse sink."

461 27th starts at $3.795M and is open Sat. and Sun. from 2-4pm. 

3612 Alma Avenue Manhattan Beach CA3612 Alma (4br/4ba, 2500 sqft.) is a 2007 Mediterranean TH with some views in the furthest north part of town shy of El Porto. At $3.195M, it's priced higher than the corner-lot Spanish TH at 3100 Alma (3br/4ba, 2400 sqft., in escrow on a list price of $2.999M). More from the official description:

"Beautiful Mediterranean style home in North Manhattan Beach with amazing panoramic views. Four large bedrooms and three and one half bathrooms with approximately 2510 square feet of living space (buyer to verify). Large open great room with ocean, Malibu, and Santa Monica views. Newly refinished maple hardwood floors from top to bottom make this home feel brand new. Gourmet kitchen with professional grade appliances including Viking stove and refrigerator, granite counter tops, and custom alder cabinetry. Also upstairs, formal dining area, kitchen nook, and large family room with two separate French door entrances to a large deck. Master with walk in closet and ocean view deck. Large 2 car garage plus carport and extra large driveway allows parking for 6 cars!"

3612 Alma starts at $3.195M and is open Sat. and Sun. from 1-4pm.

212 7th Street Manhattan Beach CA212 7th (3br/3ba, 2275 sqft.) is a unique sort of opportunity.

Thanks to old height calculation rules, the existing 1970s structure here soars above the neighbors and at greater heights than new construction could achieve. And those helicopter views of the pier and ocean from the South End are really, really something.


One catch is that the next owner must rehab/update the existing structure to keep its non-conforming features. Also, a buyer doesn't fully own the land here - it's tied up in a condo relationship with the house directly in front on Manhattan Ave.

Working within the confines of the existing structure will pose some kind of challenge, with great upside. Modernize this puppy and you could have something outstanding in a prime south-of-the-pier location.

The sellers know they've got something good. They just got it in December last year for $2.750M in an off-market deal. Maybe they sell it now for $1.4M profit, or maybe they don't, and max it out to what must have been the original vision.

Definitely worth your look here to see the potential. More from the official description:

"[T]he rear unit detached condominium is the perfect remodel candidate for someone who wants elite ocean views in the 100% location. With 100’ of walkstreet frontage, this rear unit condominium features 3 stories as opposed to 2 stories above grade like current townhomes developed under the current 4 point plan. Forever white water views, a short walk from downtown and the beach, this property cannot be replicated and is a diamond in the rough just waiting for repositioning."

212 7th starts at $4.195M and is open Sat. from 1-5pm.

Tree Section

2204 Oak Avenue Manhattan Beach CA2204 Oak (3br/3ba, 3250 sqft.) is trying to get buyers to beat a path to its doorway with a $1.599M asking price.

Yes, that's really <$500/PSF ($494 to be exact). It's like traveling backward in time to see numbers like that.

What you have here is a somewhat dated 80s house on the "wrong" (commercial) side of Oak, with a rental car parking lot for a neighbor to the north and a commercial building under construction on the Sepulveda (east) side. This is why it's priced to be super-appealing - they want people to check off on the challenges and envision making it all work for a great price. If we had a deal of the week, this might be it. 

The floorplan's liability is the lack of a 4th bedroom. There's no space downstairs for it. The hugely oversized master would need to be divided to pick up an extra room there (possible, actually).

Again, no one is calling this a dream home as it stands. It's an opportunity to get west of PCH at a relatively low price without going down to 1500 sqft. From the official description:

"Main floor rooms include a formal living room, formal dining room, family room with brick fireplace, remodeled kitchen with granite counter tops, stainless steel appliances, walk-in pantry, eat-in breakfast bar counter & adjacent breakfast nook, 1/2 bath guest powder room, and separate laundry room. All 3 bedrooms are located at the second level. Oversized master suite includes an adjacent sitting/office area with built-ins, double sided fireplace, walk-in closet, and master bath area with separate tub/shower and dual sink countertop. Additional bedrooms are also very spacious, each with built-in desks/shelving. Interior features include vaulted ceilings, ceiling fans, plantation shutters, hardwood flooring, recessed lighting, dual paned windows and more! Exterior features include a gated front courtyard entry with fountain and pathway to double entry front doors, while the private enclosed backyard area has a double set of french doors to the patio, perfect for your year round outdoor entertaining."

2204 Oak starts at $1.599M and is open Sun. from 2-5pm.

East MB

1431 8th Street Manhattan Beach CA1431 8th (6br/5ba, 4425 sqft.) is a 2004 Cape Cod at the crest of the 8th St. hill at the water tower. Maybe that makes it a landmark home!

Inside, the '04 vintage doesn't detract much. This is the style people want. The floorplan is very familiar, but, being in East Manhattan, this one is supersized. It's easy to love the backyard with pool & waterfall.

From the official description:

"[T]his location affords wonderful light, privacy and terrific city and mountain views. Classically designed and stylish, your entry leads you into a formal foyer and then beautiful Formal Living Room and intimate Dining Room perfect for Entertaining. The massive Great Room and Chef's Kitchen finished with Granite Counters and Stainless Appliances at the back of the home look out on the Gorgeous Custom Pool. Soak in the Hot Tub, Relax in the Grotto behind the Waterfall or sit at the outdoor barbeque bar and just enjoy the views of the stone lined pool all while being able to watch TV. This backyard is truly designed for entertaining and relaxing. You will feel as though you are on vacation everyday in this home. There is a guest room/office on the first floor with ensuite Bath in addition to a Guest 1/2 Bath. The home has hardwood throughout. The Large Master Bedroom Suite overlooks the pool and features a walk in closet and large finely appointed Bath. There are 4 additional bedrooms, 2 baths and a large laundry room upstairs. Parking is never a problem with your 3 car garage and space for 2 additional cars in the driveway and plenty of street parking. Welcome Home. 

1431 8th starts at $3.200M and is open Sat. and Sun. from 2-5pm.

1226 8th Street Manhattan Beach CA1226 8th (5br/5ba, 4100 sqft.) is a 2007 Mediterranean with a big, sunny backyard and which has gotten a refresh with contemporary, bright paint colors, if not a total remodel to restyle it. Per the official description:

"[P]lenty of space for everyone while opening to an expansive, pool-sized backyard with a sunny, Southern exposure. The interior is open and spacious with soaring ceilings in the formal entertaining area. The custom kitchen offers a stainless steel appliance package, center island range and prep area, generous cabinet and counter space and a built in home management station. The kitchen opens right to the over-sized family room which offers effortless entertaining as well as a connected, shared space. An en suite bedroom, powder room, utility/storage room and access to the three car garage are also found on the main level. The upper level finds the master retreat, 3 addt'l beds + full sized laundry room. In the master, a 3-way fireplace serves as a focal point while creating defined spaces while a private, covered deck offers views of the lush landscaping surrounding the home. The master bath offers his & hers vanity stations, an over-sized walk-in shower with dual shower heads, a separate jetted tub, & a walk-in closet with custom organizers. The backyard is an outstanding space for entertaining while enjoying the nearly year-round perfect SoCal beach weather. There is ample room for a future pool or enjoy the space as it is to run and play in."

1226 8th starts at $2.799M and is open Sat. and Sun. from 1-4pm. 

1626 Gates Avenue Manhattan Beach CA1626 Gates (5br/4ba, 3750 sqft.) is a late-80s original with large backyard and side yard. It will benefit from significant updates all around, a pretty big job overall.

A nice plus: The front bedroom, in addition to being sizable, has an attached bath, giving it the feel, almost, of a second master. In these floorplans, however, the laundry is on the first floor off the kitchen.

More from the official description:

"Large traditional family home. 5 large bedrooms, 3.5 baths including a large Master Suite with walk-in closet and a fireplace. Formal living room with fireplace. Formal dining room. Family room with brick fireplace opening to the patio and large grassy sunny backyard. Updated kitchen with breakfast nook. Laundry room. Close to Pennekamp elementary school and Mira Costa High School. 3 car garage. Newer roof. Newer carpet and paint."

1626 Gates starts at $2.299M and is open Sat. from 2-4pm.

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