3526 7TH AVE ., MARSTON HILLS | 4 BEDS • 5 BATHS | 4,934 SQ.-F T. | $5,200,000
April Showers (and freestanding baths) Neighborhood Real Estate Update Luxury Listings in Mission Hills
EXCLUSIVE REAL ESTATE PARTNER:
Todd Armstrong
(DRE# 01256537)
Armstrong & Associates | COMPASS (858) 229-8752, todd.armstrong@compass.com
SCAN CODE OR VISIT NEIGHBORHOODIST.COM/MISSIONHILLS TO FEATURE YOUR HOME ON THE COVER OF THIS MAGAZINE. neighborhoodist.com/missionhills | APRIL 2022
MISSION HILLS
WIN $100 GIFT CARDS TO LA PUERTA & FARMER’S BOTTEGA WIN A $750 BATHROOMORGANIZING PACKAGE
ARMSTRONG & ASSOCIATES 2021 YEAR IN REVIEW (DETAILS PG. 30)
125+ $70,000,000+ Clients served
Total transaction volume
63
Total transactions
Neighborhoodist
MI S S I O N H I L L S 2
Showcase your home on the cover.
Reasons to visit neighborhoodist.com/missionhills
Showcasing your home on the cover of Neighborhoodist may increase its perceived value and sales price. To feature your home and discuss how Armstrong & Associates can maximize its sales price, visit neighborhoodist.com/missionhills.
• View Mission Hills homes for-sale. • Tour Mission Hills’ Home of the Month. • Meet and hire Armstrong & Associates. • Discover home-remodeling tips and trends. • Subscribe to Mission Hills’ real estate newsletter. • Win $100 gift cards to La Puerta and Farmer’s Bottega.
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Coming Soon
Armstrong & Associates presents an exciting new listing, coming soon to Spring Valley. Become an Armstrong & Associates client to gain early access to private, exclusive listings before they hit the market.
Decorated Navy veteran Todd Armstrong proudly served the nation with 23 years of active-duty service and deployments. Today, having provided high-caliber service to his military and civilian real estate clients for the past two decades, Armstrong is National Team Lead for COMPASS’ Military Division (see pg. 30).
Neighborhoodist’s Exclusive Partner in Mission Hills:
ARMSTRONG & ASSOCIATES TODD ARMSTRONG (DRE# 01256537) 1920 Fort Stockton Dr., Ste. C. • San Diego, CA 92103 (858) 229-8752, todd.armstrong@compass.com
APRIL 2022 | neighborhoodist.com/missionhills
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CONTENTS
2400 5th Ave., #437, Bankers Hill ( just listed!) 1 bed • 2 baths • 924 sq.-ft. • $699,000
6 HOME OF THE MONTH Parkitecture Armstrong & Associates presents one of famed architect Irving Gill’s residential masterpieces on one of the city’s most highly coveted streets. 9 The “A” List See Armstrong & Associates Active and pending real estate listings in Mission Hills and beyond. 11 BATHROOMS April Showers (and freestanding tubs) When Bobby Darin recorded “Splish Splash” in April 1958, he wasn’t singing about a shower. Dude was taking a bath. 16 Gather, Rinse, Repeat Rub a dub dub, here are bathroom products and a tub (with a TV in it!). 19 Winning Strategy Surprise! (It’s a bathroom prize.)
APRIL 23 MISSION HILLS MARKET REPORT Get instant access to the latest stats, pricing and trends. 24 SOLD King of the Hills See some of the remarkable properties Armstrong & Associates has sold recently in Mission Hills and beyond. 29 PALM SPRINGS Well, Well, Well... Armstrong & Associates presents a 107-acre vacation destination, for sale in Bubbling Wells. 30 GO, TEAM! Armstrong & Associates Meet Todd Armstrong of Armstrong & Associates | COMPASS, National Team Lead of COMPASS’ Military and Sports/Entertainment Divisions, and official Realtor of the San Diego Loyal Soccer Club.
Presented by:
ARMSTRONG & ASSOCIATES 4
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TODD ARMSTRONG (DRE# 01256537)
GIVEAWAYS • re:form organizing bathroom-organizing package, $750 value (pg. 19) • $100 gift cards to La Puerta in Mission Hills (pg. 8) • $100 gift cards to Farmer’s Bottega in Mission Hills (pg. 27)
WIN!
Scan code below or visit neighborhoodist.com/missionhills to register to win.
What if you could sell your home more quickly and for more money? (You can!)
BEFORE
Compass Concierge is the hassle-free way to sell your home faster and for a higher price with fewer days on the market. Quickly and easily maximize the value potential of your greatest asset. From staging to roofing and everything in between, Compass Concierge transforms your home with no upfront costs, no interest and no hidden fees. AFTER
Compass Concierge example: $700,000 Investment by Compass: $46,000 New listing price: $825,000 Original listing price:
Value gain:
$125,000
compass.com/agents/todd-armstrong Rules and exclusions apply. Home must qualify under COMPASS Concierge guidelines. Upfront cost will be repaid out of the proceeds of the sale.
APRIL 2022 | neighborhoodist.com/missionhills
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HOME OF THE MONTH
A R C H I T E C T U R A L H I S T O RY M E E T S S O C A L M O D E R N I T Y I N B A L B O A PA R K .
PARKITECTURE NESTLED IN BALBOA PARK’S NORTHWEST CORNER, the 3500 block of Seventh Avenue is one of San Diego’s best-kept secrets. It’s where the famed architect Irving Gill’s residential masterpieces line one of the city’s most highly coveted streets. Only eight historic homes, including the famous Marston House Museum, coexist on this stretch of Seventh Ave. adjacent to Balboa Park. This estate, which faces the museum, features manicured grounds with avocado trees, peaceful gardens and koi ponds. 3526 7th Ave., Marston Hills 4 beds • 5 baths • 4,934 sq.-ft. • $5,200,000 6
neighborhoodist.com/missionhills
Scan code or visit neighborhoodist.com/ missionhills to watch property video.
ARMSTRONG & ASSOCIATES
TODD ARMSTRONG (DRE# 01256537) (858) 229-8752, todd.armstrong@compass.com
Neighborhoodist® MISSION HILLS
An idyllic setting for entertaining large gatherings, this is San Diego outdoor living at its finest. The main house has earned historic designation, with the Mills Act in place. It features three bedrooms with ensuite baths and a powder room. The impeccable home exudes history through its original milled woodwork and four fireplaces with original tile. There’s also a music room, butler’s pantry, large dining room and upgraded eat-in kitchen. A three-car garage with an upstairs guest house sits adjacent to the main home on the 14,000 sq.-ft. lot. Architect: Irving Gill Year built: 1906
APRIL 2022 | neighborhoodist.com/missionhills
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MISSION HILLS DINING
Neighborhoodist’s exclusive real estate partner in Mission Hills, Armstrong & Associates, is giving away $100 gift cards to La Puerta. Scan code or visit neighborhoodist.com/missionhills to register.
WIN!
Serving Sinaloa, Mexicoinspired family recipes made with the freshest ingredients, La Puerta lures diners seeking a higher level of hospitality.
WIN $100 GIFT CARDS TO LA PUERTA 4020 Goldfinch St., Mission Hills • 619.876.5200 • lapuertasd.com
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The
List
Armstrong & Associates’ Active real estate listings in Mission Hills and beyond. Find your dream home or list one for your neighbors (and the world) to see.
1217 Sangaman Ave., Spring Valley 4 beds • 5.5 baths • 4,473 sq.-ft. • $980,000 Todd Armstrong (DRE# 01256537)
3500 Trenton Ave., Bay Ho 6,515 sq.-ft. lot • 0.15 acres • $449,000 Todd Armstrong (DRE# 01256537)
Build your dream home with Mission Bay Views on this amazing Bay Ho lot. The 6,500 square-foot property will have an address close to everything on the neighborhood’s coveted Ticonderoga St. The seller is a talented builder who can help you envision the property’s possibilities.
APRIL 2022 | neighborhoodist.com/missionhills
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IN ESCROW
6040 E. Marita St., Long Beach, CA 90815 3 beds • 2 baths • 1,537 sq.-ft. • $1,110,000 Todd Armstrong (DRE# 01256537)
29201 Grandfathers Ln., Valley Center 4 beds • 2 baths • 1944 sq.-ft. • $749,000 Scott Robeson (DRE# 02019463)
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BATHROOMS APRIL SHOWERS (AND FREESTANDING BATHS) BY DAVID PERLOFF When Bobby Darin recorded “Splish Splash” in April 1958, he wasn’t singing about a shower. Dude was taking a bath. Not the kind of bath crypto investors have been taking this year, but the long, hot-soak-inthe-tub-by-the-window-with-the-view kind of bath. If you’re bath ain’t makin’ a splash, may these shower and bath projects by Lars Remodeling & Design inspire your home’s next liquid asset.
Wet Your Appetite R ANC H O BER NAR DO, 202 1 Freestanding tubs offer more flexibility in terms of positioning.
“As long as there’s adjacent plumbing, you can place your freestanding tub with the best possible view,” says Jason Larson, founder of Lars Remodeling & Design.
MARCH APRIL 2022 | neighborhoodist.com/missionhills
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Making a Splash D E L MAR , 202 1 “This bathroom was designed to be centered around this free-standing bathtub,” Larson says. “The herringbone accent tile plays well with the floor tile’s textured , grey tones.”
Material Wealth CARMEL VALLEY, 2021 This spa-like oasis has porcelain tile, a wooden vanity and marble walls. “The star of this bathroom is the large, freestanding soaking tub,” Larson says.
Whatever Floats Your Boat L A JOLL A , 202 1 This gravity-defying vanity cabinet stays off the floor to lend an open, airy look. “Indirect lighting from beneath the vanity adds a degree of depth and intrigue,” Larson says.
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“ C L E A N L I N E S , N AT U R A L T E X T U R E S , A N D O P E N S PAC E S G I V E B AT H R O O M S U N D E R S TAT E D E L E G A N C E T H AT L A S T S .” —JA S O N L A R S O N
Neighborhoodist® MISSION HILLS
BATHROOMS APRIL 2022 | neighborhoodist.com/missionhills
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BATHROOMS 14
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DESIGN AND CONSTRUCTION BY LARS REMODELING & DESIGN
Grey Matters BAY PARK , 2021 The owners of this home wanted modern features with a classic look. “Muted tones and matte black finishes give the space a timeless spa feel,” Larson says.
LARS REMODELING & DESIGN 5925 Kearny Villa Rd., San Diego, CA 92123 858.279.6300 | larsremodel.com
Lars Remodeling & Design has been making America’s Finest City’s homes even finer since 1990. Based in Kearny Mesa, this team of top designers, project managers and remodeling professionals collaborates with trade partners and skilled craftsmen to maintain the industry’s highest standards of professionalism and workmanship. The National Association of the Remodeling Industry named Lars Remodeling a N.A.R.I.Certified Remodeler, the organization’s highest distinction for professional excellence.
APRIL 2022 | neighborhoodist.com/missionhills
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RINSE, GATHER, REPEAT
1.
RUB A DUB DUB, CHECK OUT THESE BATHROOM PRODUCTS AND TUB (WITH BUILT-IN SMART TV)
1. Forging a Head Water-powered LED lights make getting clean an enlightening experience beneath the Juno Milan 14” by 20” Recessed Mounted LED Shower Head. $1,872.74, Juno Showers, junoshowers.com 2. Soak It In Woven of Turkish Aegean cotton, Sonoma Bath Collection’s Ultimate Bath Set (four washcloths and towels, two bath sheets, one rug) of ultra-absorbent spa towels won’t leave you wet behind the ears. $578, Serena & Lily, serenaandlily.com 3. Grill Cleaner With USB charging and an AI-powered app, the Sonicare 9900 Prestige Power Toothbrush with Sense IQ senses your brushing style and removes more plaque than a manual brush. $399.99, Philips Sonicare, usa.philips.com, kohls.com 4. Royal Flush Suited for a queen or king, this throne jacks with other toilets’ self-esteem. The TOTO Neorest Dual Flush Toilet with Bidet has upgrades in spades, like a heated auto-open/close lid and front/rear cleanse. $5,745, Toto, totousa.com, lowes.com 5. Old’s Cool Back when folks had good, clean fun, they used faucets that looked like the Graff Vintage Single Lever Lavatory Faucet when they got dirty. $896.92, Graff, qualitybath.com
2.
6. Wash Your Favorite Shows Everybody screen for the Maya Bath Superior Steam Shower Tub Combo with built in 12” smart TV. Touch-screen LCD controls put a massage shower, whirlpool bathtub and mood lighting at your fingertips. $7,999, Maya, findyourbath.com 7. Peak Achoo Sneeze meets snazz in the White Marble and Brass Tissue Holder, the pinnacle of post-nasal accessories. $80, Williams Sonoma, williams-sonoma.com 8. Horsing Around Add a splash of color to stepping out of the shower with fashion/textile designer Stephen Paul’s Seahorse Vineyard Bath Mat (24” x 36”). $80, Perigold, perigold.com 16
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3.
Neighborhoodist® MISSION HILLS
5.
4.
7.
BATHROOMS
6.
8.
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ESCAPE THE
CONVENTIONAL and
EMBRACE THE DELECTABLE
PLEASE ENJOY THE UNUSUAL RESPONSIBLY HENDRICK’S GIN, 44% ALC./VOL. ©2018 IMPORTED BY WILLIAM GRANT & SONS, INC. NEW YORK, NY.
CONTAIN YOURSELF
BATHROOM ACCESSORY AND ORGANIZATION GIVEAWAY. EXCITING, RIGHT?!
We just met, but Neighborhodist is here to wash your back! (You can return the favor.) In conjunction with West Elm and re:form organizing, Neighborhoodist is giving away a $750 bathroom-accessory package and professional organization session including: • Brockton Bamboo Bath Caddy • Brockton Bamboo Bath Stacking Boxes • Brockton Bamboo Freestanding Rack • Three hours of professional organizing services by re:form • Project photos published in Neighborhoodist (optional).
WIN! Scan code or visit neighborhoodist.com to register to win.
APRIL 2022 | neighborhoodist.com/missionhills
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Audi Carlsbad | audicarlsbad.com Audi Escondido | audiescondido.com Audi San Diego | audisandiego.com
Truth in Engineering
Ideas start the future. Progress, craftsmanship, and a passion for high performance come together in the Audi e-tron GT, one of Audi’s fully electric grand touring models.
Audi RS e-tron® GT Quattro® (Starting at $102,400.)
Audi RS e-tron GT: Combined electric power consumption in kWh/100 km (62.1 mi): 20.2–19.3 (NEDC), 22.5–20.6 (WLTP); combined CO2 emissions in g/km (g/mi): 0.
HOME’S Truth in Engineering WHERE THE HEART IS
Neighborhoodist donates a portion of proceeds and other resources to San Diego Habitat for Humanity to help realize the nonprofit’s guiding vision:
A WORLD WHERE EVERYONE HAS A DECENT PLACE TO LIVE. sandiegohabitat.org 22
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92103 3
MARKET REPORT
Mission Hills Real Estate Update Todd Armstrong of Armstrong & Associates | COMPASS shares updates about real estate in Mission Hills and beyond. For the latest pricing, listings and updates, scan the QR code, visit neighborhoodist.com/missionhills or stop by Armstrong & Associates’ office at 1920 Fort Stockton Dr. in Mission Hills.
1763 Sunset Blvd., Mission Hills, 92103 5 beds • 2.5 baths • 1,860 sq.-ft. • $1,500,000 Sold by Armstrong & Associates
(DRE# 01256537)
Michelle Tharayil (DRE 01924920)
APRIL 2022 | neighborhoodist.com/missionhills
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R E C E N T LY SOLD PROPERTIES
671 Centerstage Glen, Escondido • 5 beds • 3 baths • 3704 sq.-ft. • $1,370,000
Michelle Tharayil (DRE 01924920)
Armstrong & Associates sold this home for 2% above asking price.
6738 Rolando Knolls Dr., La Mesa, 91942 4 beds • 3 baths • 1,856 sq.-ft. • $899,888 John Hernandez (DRE# 01990576)
Armstrong & Associates sold this home for 14% above asking price. 24
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1920 Kingston Dr., Escondido 4 bedrooms • 2 bathrooms • 1,533 sq.-ft. • $749,000 Scott Robeson (DRE# 02019463)
Armstrong & Associates sold this home for 14% above asking price.
3812 Park Blvd., Unit 213, Hillcrest 1 beds • 1 baths 843 sq.-ft. • $539,000 Scott Robeson (DRE# 02019463)
Armstrong & Associates sold this home for 5% above asking price.
4106 Collwood Ln., Talmadge 3 beds • 2.5 baths 1895 sq.-ft. • $840,000 Mick Frasca (DRE# 02028305)
Armstrong & Associates sold this home for 5% above asking price. APRIL 2022 | neighborhoodist.com/missionhills
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R E C E N T LY SOLD PROPERTIES
29289 Grandfathers Ln., Valley Center 5 beds • 3.5 baths • 3,749 sq.-ft. • $1,164,000 Scott Robeson (DRE# 02019463)
Armstrong & Associates sold this home for 11% above asking price.
3450 2nd Ave., Unit 12, Bankers Hill 1 bed • 1.5 baths • 866 sq.-ft. • $495,000
John Hernandez (DRE# 01990576)
3796 Alabama St., Unit A-103, North Park 1 bed • 1 bath • 378 sq.-ft. • $234,888 Jill Eastman (DRE# 01809507)
9936, Javelin Way, Spring Valley 5 beds • 5 baths • 3,960 sq.-ft. • $1,500,000 Armstrong & Associates represented the buyer and the seller. Michelle Tharayil (DRE 01924920)
Sold for $150,000 more than appraisal. 26
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MISSION HILLS DINING
WIN!
Farmer’s Bottega’s farm-to-fork fare includes the popular Bottega Stack: scrambled eggs. black beans, bacon, jack cheese, fried corn tortillas, salsas verde y roja and Oaxaca cream.
WIN $100 GIFT CARDS TO FARMER’S BOTTEGA 860 W. Washington St., Mission Hills • 619.458.9929 • farmersbottega.com
Neighborhoodist’s exclusive real estate partner in Mission Hills, Armstrong & Associates, is giving away $100 gift cards to Farmer’s Bottega. Scan code or visit neighborhoodist.com/missionhills to register. APRIL 2022 | neighborhoodist.com/missionhills
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AVA I L A B L E FOR LEASE ARMSTRONG & ASSOCIATES
TODD ARMSTRONG (DRE# 01256537) (858) 229-8752, todd.armstrong@compass.com
THE LEASE WE CAN DO ARMSTRONG & A S S O C I AT E S I S THE EXCLUSIVE LEASING AGENT REPRESENTING DIEGA BY BOSA L U X U RY H I G H R I S E A PA RT M E N T RESIDENCES
The sky, bay and horizon inspired the residences at Diega. These personal refuges bring together natural materials, neutral palettes and clean lines to create a look that is calm, comfortable and contemporary. Interiors finishes include quartz countertops, sleek stainless appliances and warm wood floors. Diega by BOSA 702 W. Broadway, San Diego, CA 92101 Floor plans range from studios to spacious 1- and 2-bedroom residences to ultra-luxury penthouse residences. Unit 408 2 beds • 2 baths •1,182 sq.-ft. • $7,034/month Unit 3805 1 bed • 2 bath • 703 sq.-ft. • $4,339/month Unit 4107 1 bed • 1 bath • 665 sq.-ft. • $3,604/month Contact Armstrong & Associates for leasing information.
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PA L M SPRINGS: FOR SALE
272 East Mesquite Ave., Palm Springs 2 beds • 3.5 baths • 1,924 sq.-ft. • $975,000 Tony Vaccaro (DRE# 01898368)
ARMSTRONG & ASSOCIATES HAS SPECIALIZED EXPERTISE, A DEDICATED TOP AGENT AND AN IMPRESSIVE REAL ESTATE RECORD IN PALM SPRINGS. R E S O RT F O R S A L E I N B U B B L I N G W E L L S
WELL, WELL, WELL Bubbling Wells Ranch is a lush, 107-acre desert oasis featuring three luxury vacation homes set in a natural preserve with hot springs and thermal lakes. The homes are available individually for overnight rental, as well as together for weddings, retreats and other private events. Guests from around the world gather at the historic property, drawn by its Energy Vortex (like the one in Sedona) and healing waters. Located in Desert Hot Springs, California, the ranch overlooks Coachella Valley and is home to turtles, burrowing owls and a mango grove. The sacred hideaway’s destiny: to become one of the world’s one-of-a-kind experiential destinations. Hara House 3 beds • 2 baths • open-concept floorplan Anja Adobe House 3 beds • 2 baths Crown Villa 3 beds • 5 baths • gourmet kitchen • soaking pool • gym • heated mineral water spa Scan code to see property video. Contact Armstrong & Associates for exclusive pricing.
APRIL 2022 | neighborhoodist.com/missionhills
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ARMSTRONG & ASSOCIATES (from left): Ryan Dick (DRE# 01951618) Scott Robeson (DRE# 02019463) Michelle Tharayil (DRE 01924920) Tony Vaccaro (DRE# 01898368) Todd Armstrong (DRE# 01256537) Jill Eastman (DRE# 01809507) Mick Frasca (DRE# 02028305) John Hernandez (DRE# 01990576) Sofia Arthur (DRE# 02100243) Michael Nyland (Business Development Dir.)
ABOUT TODD ARMSTRONG National Team Lead | COMPASS Sports & Entertainment High-profile celebrities rely on Armstrong & Associates to sell their homes. Hotel, Real Estate Investments and Asset Mgmt. Certification Cornell University (2019) Residential Real Estate Leaders of Influence San Diego Business Journal (2021) Recognition of Excellence Award The San Diego Union-Tribune (2016-2021) Real Estate Agent of the Year Metro Agents (peer-reviewed award, 2017) Outstanding Real Estate Agent Nicky Awards (2018)
Neighborhoodist’s Exclusive Partner in Mission Hills:
ARMSTRONG & ASSOCIATES
TODD ARMSTRONG (DRE# 01256537) 1920 Fort Stockton Dr., Ste C. • San Diego, CA 92103 (858) 229-8752, todd.armstrong@compass.com
San Diego Loyal Soccer Club named Armstrong & Associates the team’s official Realtor. | sdloyal.com
Armstrong & Associates is a team of real estate agents affiliated with Compass. Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01991628. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. If your property is currently listed for sale this is not a solicitation. This entire document exists for illustration purposes only.
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MILLION-DOLLAR SERVICE AT ALL PRICE-POINTS W H E N Y O U ’ R E A N A R M S T R O N G & A S S O C I AT E S C L I E N T, I N D U S T RYL E A D I N G E X P E RT S P R O V I D E Y O U W I T H T H E U LT I M AT E V I P S E RV I C E .
RENOVATION CONSULTATION Armstrong & Associates can help you make the best decision when it comes to increasing your home’s value.
PRE-MARKET PROPERTY INFORMATION Armstrong & Associates grants you exclusive access to San Diego-area “pocket listings’ to give you a competitive advantage.
RELOCATION CONCIERGE Armstrong & Associates provides temporary leasing assistance, access to school ratings, customized city tours and more.
NEIGHBORHOOD REAL ESTATE EXPERTISE Knowing the region’s intricacies and nuances in such detail, Armstrong & Associates is uniquely positioned to empower and satisfy your home-search desires.
EXCLUSIVE VIP EVENTS Armstrong & Associates offers first-time homebuyer classes, real estate investment coaching, social events and more.
MARKET UPDATES
Armstrong & Associates provide up-to-date market stats to help keep you informed.
REFERRALS & DISCOUNTS Armstrong & Associates’ vendors are not only available to you but also offer you valuable discounts.
NATIONAL TEAM LEAD | MILITARY DIVISION No matter where you are in your career, Armstrong & Associates are your trusted advisors every step of the way.
Scan code or visit neighborhoodist. com/missionhills to watch video: “The Essence of Armstrong & Associates.”
APRIL 2022 | neighborhoodist.com/missionhills
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“He’ll make it as easy as possible, and you will be so satisfied.” — Bonnie Fox, elated Armstrong & Associates client (scan code to watch testimonial video)
EXCLUSIVE REAL ESTATE PARTNER IN MISSION HILLS:
Todd Armstrong
(DRE# 01256537)
Armstrong & Associates | COMPASS | (858) 229-8752, todd@armstrongestates.com
SCAN CODE OR VISIT NEIGHBORHOODIST.COM/MISSIONHILLS TO FEATURE YOUR HOME ON THE COVER OF THIS MAGAZINE.