Kessler Plaza is the southernmost “Kessler” neighborhood in North Oak Cliff. This lovely area offers homes in a broad range of architectural styles, from eclectic Tudor and colonial revival to 1950’s ranches.
Development began here in the late 1930s, and the wide, curving streets, arching shade trees, and big green yards give the area an amicable, happy feel. Kessler Plaza has a lower profile than its popular sisters to the north, but offers many desirable properties, like today’s Tuesday Two Hundred.
The house at 2606 Marvin Ave. is a 2-1 with 1,265 square feet, built in 1940, located near Jefferson and Hampton. This lovely traditional retains original details, married beautifully to updates that make the home move-in ready. It was listed Nov. 4 by Ric Shanahan with Keller Williams, Turtle Creek for $245,000, and reduced on the 19th to $239,900.
This is such a wonderful part of North Oak Cliff. Here’s how it’s described by the Kessler Plaza Neighborhood Association:
While some of the newer houses are three-bedroom-sized, the area is noted for the distinctive collection of picturesque cottages. Most offer two-bedrooms with exteriors of brick, Austin stone or a combination of the two. Boasting unique gable treatments, distinctive windows, unusual roof dormers, wood trim and porches, each elevation is individual. Marvin Avenue and Tenth Street have the largest concentration of these cottages, many of which were built by the same contractor. Most have been well maintained or are being restored by a new generation of enthusiastic owners.
This home does have a wonderful cottage feel, and its modest size and one bathroom might not work for buyers looking for huge amounts of space. But the floorplan make good use of the 1,265 square feet and it has so much personality. This home is cozy.
The curb appeal is darling, with a classic front porch, stone siding, and recently painted wood exterior. The front yard is freshly sodded and has new landscaping.
Walking inside, you’re immediately in the living room, with its wood-burning fireplace, built-in arched bookshelves, and a doorway leading to the dining room with an arch that echoes the bookshelf design. On the floors, original pristine hardwoods, with light reflected from the new windows, some of which are double pane. The whole house has fresh paint in a neutral palette. The kitchen is updated to include ceramic tile, stone backsplash, contemporary cabinet pulls, and a built-in stainless steel microwave. The pantry is pretty small, but there’s lots of cabinet space to make up for it.
Just off the kitchen, the sunroom/mudroom and laundry area. Full-size washer-dryer hookups are behind a corrugated metal wall, an unusual accent for the home. The master bedroom, painted a deep peacock blue, has four big windows looking out on the backyard, and those beautiful hardwoods are in both bedrooms. The blue walls, by the way, perfectly match the original accent tile in the bathroom.
Only one bathroom is a bit of a bummer if more than one person lives in a home, and the pedestal sink doesn’t offer much storage, but the original tile makes it so charming. It does have cabinets near the door for storage, and a new mirror, as well. The backyard is newly sodded and landscaped and offers a two-car, off-street concrete parking pad. Both yards have a built-in sprinkler system, and there’s a new fence along the back property line.
This Kessler Plaza cutie is priced at $189 per square foot, which is on the high end for the area, where prices for nine neighborhood comps range from $109 to $198 per square foot (average: $161; median: $160). But it’s not at all out of reach, as this home retains original architectural details and offers updates, as well. And in our market, Kessler properties are moving fast, especially those that are in great shape.
What do you think of this home? What would you offer for it?