Open House Review: 1 Hopkins St.

University Park Single Family Home with Mixed Assets

1 Hopkins St. $899,000

Turning off Culver onto Michelson and then winding back past the park to 1 Hopkins, I found a two level remodeled single family home that delivers some nice assets but also raises the question of nearby traffic.

CloseUp: Sitting at the end of the cul-de-sac next to Michelson, this 3 bedroom, 3 bath home has a slick curb presence with a large driveway and an attached double garage. But as I walked up the drive, roamed around inside, and stepped out on the back patio, the sights and sounds of nearby traffic formed a constant background note.

On the plus side, the home has double paned windows, air conditioning and patio landscaping that could be expanded as a buffer. Local shops, markets and the freeway are easily accessible.

Significant Numbers: Built in 1965, the home has been on the market about 15 days. The home’s history shows it was sold In June 2012 for $500,000 with a subsequent remodeling and price posted of $899,000. HOA dues are $123 a month, $/sq. ft. $386. A remodel of this 2,329 sq. ft. home updated the space throughout, including the kitchen, customized patio, 5 bedrooms converted to 3 with a large master suite, and 3 baths. The lot size is 5,227 sq. ft.

As you approach the home, there is a walled front patio with a good sized spot for outdoor dining with double door access from the living room. Moving inside, the slate flooring, recessed lighting and freshly painted earth tones with darker accents set an upbeat, sophisticated mood.

A dramatic entry opens to a light filled living room with a striking custom fireplace. A wrought iron stairway leads to the second floor bedrooms and a large family room is off to the right with a bath including shower off the hallway. The formal dining room, kitchen and breakfast nook are off to the left.

The remodeled kitchen has stainless appliances including a double oven, and a bank of cabinets. The patio has a built-in barbecue, fire pit and seating area with landscaping that could be developed to absorb more noise and provide a more secluded atmosphere.

All of the bedrooms upstairs are carpeted. They include a huge master suite with a double set of mirrored closets, balcony, and double vanity.


Bedrooms, 3

Baths, 3

Double attached garage

Two parking spaces

Detached/no common walls

Central furnace, central air

Double pane windows

Laundry room

Association pool and spa

Irvine Unified School District

What will be weighed here? The extensive remodeling and fresh finish with a very functional floor plan in University Park will be weighed against nearby traffic and the price. The lack of a downstairs bedroom might eliminate some buyers with older family members or visiting guests. On the plus side, University Park offers an established community, a strong OC location, a regional park and award winning schools.

Who will choose 1 Hopkins? Professional couples involved in the area with private businesses, or UC Irvine would find this location very convenient. If they travel a lot, entertain, and have out of town guests, this property would handle everything. A family with teens might be attracted to University High, the excellent recreational facilities, and the closeness to UCI.

Recent listings: 11 Norton, $879,000; 33 Mandrake Way, $780,000.

Recent Sales: 4 Bascom, $740,000; 44 Gillman, $725,000