Pacific Ave. bisects the neighborhoods west of Sepulveda. Built, as it is, to handle substantial traffic, it does.
So Pacific is a busy street in that sense. (Especially in the Trees.)
But we're actually talking here about another kind of busy... a street where sales are happening, and happening and…
Pacific Ave. bisects the neighborhoods west of Sepulveda. Built, as it is, to handle substantial traffic, it does.
So Pacific is a busy street in that sense. (Especially in the Trees.)
![](/uploads/agent-1/5th-Pac-1-color.jpg)
But we're actually talking here about another kind of busy... a street where sales are happening, and happening and happening again. Just the last year-plus has seen a lot of activity. We'll take a look at active and sold listings from recent months.
Let's start at the beginning. Pacific runs from 5th St. in the Hill Section north to the end of town at Rosecrans.
Right at its southern start, as our photo shows here, there are 2 lots that sold last year, both razed, both under construction now. (See our post, "See How They've Shaved the Hill Section.")
Those are neighboring 500 Pacific ($5.700M) and 512 Pacific ($5.500M), each massive 11,400 sqft. plots.
The priciest non-Strand property in all Manhattan Beach is also in the Hill Section at 814 Pacific, now on the market and asking $22.500M.
You have to see all of this one. Our weekly new listings video from one week last month has some good takes. (See that video here.)
We're also happy to link you to the official property website with more photos & details: www.814pacificave.com. (Warning: Extensive drone video... consider dramamine before viewing.)
A couple more Hill Section lots sold last year at 817 Pacific ($4.400M) and 1000 Pacific ($3.138M) (a land value sale where they appear to be sprucing up the existing home for a bit).
Moving up to the Trees, last May, 1411 Pacific sold for $1.905M. It's a cute 1960s house with a little addition and a big backyard on the sunny western side. Needed some updates, which it got or is getting, but it looks like they're not doing major construction.
A few blocks up, there was 747 18th, which has its garage on Pacific but runs along 18th, sold for $2.615M in October last year.
Also selling last October was new construction in a modern style, aggressively priced, at 2201 Pacific, listed for $2.900M and still selling a bit lower at $2.850M.
Active on the market right now is 2314 Pacific (4br/3ba, 3200 sqft.), a 1970s original with some updates that just cut $200K in its first 2 weeks to be more attractive at $2.199M.
Crossing north of Valley now, we see, first, Dave's listing at 2512 Pacific. This Cape Cod charmer ran 30 DOM in Fall, but then quit to wait for Spring. Instead, we received an offer from a party that had seen the property when it was first up, and sold it in December for $2.450M. (Dave still gets calls on that one from people asking to buy it.)
Meantime, still active on the market is a neighbor, 2602 Pacific (4br/5ba, 3200 sqft.) at $2.799M currently. It's a new home that began in May 2016 at $3.100M.
2603 Pacific (3br/2ba, 1450 sqft.) is a home half the size across the street, a 1960s cottage that was opened up and remodeled. Asking $1.650M, it sold in a blink (in escrow now after emerging early in March).
3000 Pacific is something you don't see every day: A legitimate double lot (we're told) that could be split (we're told, BTV) into two 40x112 lots. Plus you get a classic cottage and pool for the time till you build new. Asking $2.740M. (If you ask about it and your agent grumbles a bit, don't be surprised. There's something about this one...)
What is just one of those 4480 sqft. lots worth? That answer came last March at 3208 Pacific, which sold for $1.400M.
3401 Pacific (5br/5ba, 3550 sqft.) is another new construction home on the block which has not made its match yet. Began in June '16 at $2.999M and, by appearances, has cut only $100K since, given the current list price of $2.899M. There was a spell, though, where they asked as little as $2.699M before switching gears.
3513 Pacific (3br/3ba, 2060 sqft.) may not make a strong impression from the front, but the incredible remodel inside gives you that feeling of love, where someone has just perfected a unique space, adding personal details, plus a nice newer pool, plus an extra outdoor room.
This pleasant surprise listed for $2.199M and lasted only 2 weeks (in escrow now).
3600 Pacific (4br/3ba, 3300 sqft.) is an early-90s Spanish near the end of the block at Rosecrans which emerged late in 2016 at $2.195M. At the brokers' tour in December, one agent said to Dave, "I see this going for 2.0." She was right. Closed sale 2 weeks ago: $2.000M.
We can't go any further than 3617 Pacific (5br/5ba, 2800 sqft.), because it's on the corner with Rosecrans.
If you've ever turned at that light (you have, right?), then you know the house and location. We found the custom home surprisingly modern and well-shielded (important), but it's no easy sale. Launched at $2.795M and down to $2.499M now.
Now, if someone else comes along and lists a house on Pacific this year, it's not going to break the MLS database, but there's no obvious reason for this clustering of sales.
We have seen runs of sales on Oak and Wendy, two periphery streets, in recent years. Those streets seem to turn over more because homes there offer entry-level prices, typically, and people want to start to move inward over time.
Meantime, very few of the Pacific sales we've listed here are "entry level." (And 814 Pacific is more like a home you buy after reaching "escape velocity.") So we'll call it coincidence and wait for evidence that maybe it's not.
Please see our blog disclaimer.
Listings presented above are supplied via the MLS and are brokered by a variety of agents and firms, not Dave Fratello or Edge Real Estate Agency, unless so stated with the listing. Images and links to properties above lead to a full MLS display of information, including home details, lot size, all photos, and listing broker and agent information and contact information.