Just Sold: 3001 Blaisdell Ave Redondo Beach
My first sale for 2021 has closed so I’m officially in the books for this year.
And no surprise it was in North Redondo Beach where I’ve sold more homes representing Buyers and Sellers over the past 15 or so years than almost any other individual agent. Which is why I am rated as one of the top Brokers in Redondo Beach. Not bragging - just saying.
This listing was a very unique property. I think of it as more like a compound, comprised of a 3 bedroom SFR, a detached 2 car garage and an accessory dwelling unit (ADU) with its own kitchen and bathroom.
ANSWERING 3 QUESTIONS
What’s the TRW Tract?
What’s an “ADU”?
What Should I Do Pre-Listing?
The TRW Tract
The neighborhood commonly referred to as the “TRW” tract is comprised almost entirely of Single Family Residences. You often find larger lot sizes here than elsewhere in Redondo Beach. Because of the conformity of SFRs it is highly desirable. Also many of the streets are curved and 2 way as opposed to elsewhere in N Redondo.
While many of the properties are original 1950’s homes, you will also find some properties that were constructed later like another one I listed and sold on the same block. Some of the most expensive properties ever sold in North Redondo are found in this area.
The TRW tract is the most northeast quadrant of the city and is part of what the MLS defines as Area 151.
It is literally minutes from the freeway and less than a 10 minute drive to the Manhattan Beach Pier or the entertainment and shopping on Rosecrans Ave. So why is it called the “TRW Tract”? TRW was a company that was acquired by Northrop. Back in the day a lot of the original owners in this neighborhood worked at - you guessed it TRW.
Accessory Dwelling Units
Accessory Dwelling Units (ADUs) have been known by many names: granny flats, in-law units, backyard cottages, secondary units and more.
No matter what you call them, ADUs are an affordable, effective option for adding much-needed housing in California. Homeowners have become interested in ADUs for a variety of reasons such as:
ADUs are an affordable type of home to construct in California because they do not require paying for land, major new infrastructure, structured parking, or elevators.
ADUs can provide a source of income for homeowners.
ADUs are built with cost-effective wood frame construction, which is significantly less costly than homes in new multifamily infill buildings.
ADUs allow extended families to be near one another while maintaining privacy.
ADUs can provide as much living space as many newly-built apartments and condominiums, and they’re suited well for couples, small families, friends, young people, and seniors.
ADUs give homeowners the flexibility to share independent living areas with family members and others, allowing seniors to age in place as they require more care
Pre-Listing Improvements
The Sellers did almost everything right except for the timing of the work. Some of what was done to specifically sell the house:
Freshly painted interiors
New engineered wood floors
New organizers in the closets
So that was all great, but there was one mistake the Sellers made:
The work should have been done before the listing ever hit the market
When the property was initially listed, the Sellers were not only still living there but also working from home. After a week or so of showings, they realized that was not going to work for them and decided to move out. So we placed the listing on hold.
They also decided at that time, and I don’t recall the sequence of which they decided first, to put new floors down and paint.
That led to packing up, moving, new floors, painting, time delays and the market quieted a bit.
So we had an initial stop-start where the property was on the market, then off the market and then back on the market and if I recall I pulled it off again for some other reason at one point.
By doing so, we unfortunately missed the window when the market was a little stronger and we had the “first strike” advantage. Here’s what I mean.
At the end of last year as we got closer to the election and the Holidays, the market was just not as strong as earlier in the year. Particularly for homes that didn’t neatly fit in a box like this one.
And, as we all know, any listing has the most activity when it is brand new and showing up in everyone’s feed. These days, all Buyers are getting updates on their phones of new listings, price drops and the like. I can’t over emphasize enough how important that is. You have one chance to be the hot new listing and if you miss it, gone with the wind.
Short version - decide the plan first and try to stick to it. But if you have to error correct, do it quickly.
Best wishes to the new owners.
MORE REDONDO BEACH REAL ESTATE
SOLD BY ELLIS POSNER IN REDONDO BEACH
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