A Pack of 3br East MB Cottage Sales

By Dave Fratello | December 11th, 2018

Among the most modest homes you'll find in Manhattan Beach real estate are the old 3br cottages.

In the postwar boom, that was the basic home style, so many date back to the 1940s and 50s, originally.

In the time since, a lot has happened in Manhattan Beach.

Sometimes these old cottages are only prized for the dirt underneath them. But often, you'll see there is still plenty of interest in a simple 3 bedroom house that's "just enough" for a family, and "not too much" on price.

We'll take a look here at some 3br cottage sales in East Manhattan Beach, where it seems 3br homes are less endangered -- that is, more likely to be restored/updated than razed for new construction.

East of Sepulveda, many lots are 7500 sqft. (mainly in the Mira Costa section), but those are not our focus. (Once again, this is because land value for a 7500 sqft. plot tends to skew the market toward teardowns.)

We're going to focus on those on modest 5000 sqft. lots.

Recent East MB Sales of 3br Homes on ~5000 sqft. Lots

1650 22nd Street Manhattan Beach CA1650 22nd (3br/2ba, 1265 sqft.) is on a corner lot that's just about 5000 sqft.

Its sale last week at $1.620M came after multiple offers drove up the price $125K.

That's just short of $1,300/PSF.

The 1952 build was sleekly modernized as a flipper project in 2014. (It sold in July 2014 for $1.195M. The buyers from then added a spa, great landscaping and more.)

Do check out the full set of photos. That was a special offering. Even more impressive: The potential liability of busy Redondo Ave. in front did not hold back the interest or the pricing.

114 S Herrin Avenue Manhattan Beach CACloser to Pennekamp and Mira Costa, there was just a sale at 114 S. Herrin (3br/2ba, 1600 sqft.).

It has closed for $1.595M.

It was also an overbid situation (+$45K over asking).

Lot size is smaller than usual, just about 4300 sqft.

There have been nice renovations to this home, though the kitchen still wants an update. That is to say, there's still upside.

1757 5th Street Manhattan Beach CAA few blocks east, on a quiet block at 1757 5th (3br/3ba, 1175 sqft.), they just sold a 3br for $1.550M.

Picture that: 3 baths within less than 1200 sqft.

The recently updated home clocked in at $1,323/PSF. This one is on a 5000 sqft. lot.

You want another small one with a high PPSF?

1345 11th Street Manhattan Beach CALook at 1345 11th (3br/1ba, 1075 sqft.).

That's just one bathroom! In the olden days, that was fine.

Overall, the home is nicely renovated inside, if original in floorplan. The outdoor areas want some updates.

Sale price: $1.370M in July this year.

It was another overbid situation, with this one selling $71K over asking.

That's $1,273/PSF. And still just one bathroom.

Over in Liberty Village, there are 3 recent sales to look at, all on Manzanita:

1505 Manzanita Lane Manhattan Beach CA1505 Manzanita (3br/2ba, 1350 sqft.) was recently updated for resale.

They opened up the walls, modernized the kitchen and baths, and gave the interior the look of a modern, beachy cottage.

Sale price: $1.565M. And that's $1,166/PSF.

1908 Manzanita (3br/2ba, 1625 sqft.) was not updated. The listing enticed buyers to come "[t]ake a step back in time" to see how things used to be circa 1969 -- a casual dining booth crafted with orange vinyl, bright 1960s wallpaper and wood paneling being among the period details. (See more photos here.)

Upgradeable, the home sold for $1.477M.

1604 Manzanita Lane Manhattan Beach CAAnd the biggest sale on Manzanita recently was 1604 Manzanita (3br/2ba, 1470 sqft.).

This one's a little bigger than 1505, a block away, the major modern remodel.

It's updated and opened up, but not nearly as modern as 1505.

Sale price: $1.605M and $1,093/PSF.

Yes, that was an overbid situation, too. Sale price jumped $46K over asking.

There are a couple more eye-openers from just the past few months. (Every sale in this post is less than 6 months old.)

1806 Marine Avenue Manhattan Beach CALook at 1806 Marine.

That's the 1800 block.

It's Marine.

OK, you got that.

This home was almost like new construction.. a truly complete remodel. It has 3br/3ba, 1600 sqft. on a 5075 sqft. lot.

The sale price: $1.700M.

That's $1,061/PSF on Marine. Wow.

And on a different street with some traffic, look to 1510 2nd.

1510 2nd Street Manhattan Beach CAAt 1510 2nd (3br/2ba, 1515 sqft.), the lot size is just 4800 sqft.

The 1961 cottage had been upgraded at some point by opening up the walls to the kitchen, and bringing the kitchen and bath more current. They were aging again, however, falling behind in style.

This one sold in March for $1.460M.

Surely, that was too much for land alone. The full-size Mira Costa lots (7500 sqft.) are going in the $1.5-$1.6M range.

So there was value in the cottage, right?

Alas, over the past week, a demo crew has razed the house for new construction, after all. It's gone.

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Below you can browse all closed sales of East Manhattan 3br cottages, latest sales first.

The data here go back a little more than a year, to November 2017. (Email readers will need to view this post online to see the listings display.)

East Manhattan 3BR Sales (Lot Sizes < 6000 sqft.)

(Click any photo to see the whole property.)

ADDRESS BD/BA SQFT LOT PRICE $PSF DOM START $ START
Address 1191 Shelley Street BD/BA 3br/2ba SQFT 1713 sqft LOT 5340 PRICE $1,512,500 $PSF $883 DOM 66 DOM SOLD SOLD 05/20/19 START $ $1,650,000 START 05/20/19
Address 1216 18th Street BD/BA 3br/1ba SQFT 1002 sqft LOT 5002 PRICE $1,387,000 $PSF $1,384 DOM 6 DOM SOLD SOLD 05/17/19 START $ $1,425,000 START 05/17/19
Address 1760 Marine Avenue BD/BA 3br/2ba SQFT 1147 sqft LOT 4993 PRICE $1,385,000 $PSF $1,207 DOM 169 DOM SOLD SOLD 04/30/19 START $ $1,595,000 START 04/30/19
Address 1717 N Meadows Avenue BD/BA 3br/1ba SQFT 984 sqft LOT 5006 PRICE $1,300,000 $PSF $1,321 DOM 8 DOM SOLD SOLD 04/18/19 START $ $1,199,000 START 04/18/19
Address 1634 22nd Street BD/BA 3br/1ba SQFT 1085 sqft LOT 4992 PRICE $1,368,000 $PSF $1,261 DOM 5 DOM SOLD SOLD 03/27/19 START $ $1,359,000 START 03/27/19
Address 1600 Manzanita Lane BD/BA 3br/1ba SQFT 1111 sqft LOT 5597 PRICE $1,450,000 $PSF $1,305 DOM 1 DOM SOLD SOLD 03/15/19 START $ $1,495,000 START 03/15/19
Address 1776 Voorhees Avenue BD/BA 3br/2ba SQFT 1522 sqft LOT 4855 PRICE $1,231,000 $PSF $809 DOM 4 DOM SOLD SOLD 03/08/19 START $ $1,200,000 START 03/08/19
Address 2105 Faymont Avenue BD/BA 3br/2ba SQFT 1516 sqft LOT 5416 PRICE $1,680,000 $PSF $1,108 DOM 0 DOM SOLD SOLD 02/26/19 START $ $1,649,000 START 02/26/19
Address 1642 2nd Street BD/BA 3br/1ba SQFT 1207 sqft LOT 5122 PRICE $1,155,000 $PSF $957 DOM 86 DOM SOLD SOLD 01/31/19 START $ $1,349,000 START 01/31/19
Address 1351 Curtis Avenue BD/BA 3br/2ba SQFT 1125 sqft LOT 5152 PRICE $1,378,500 $PSF $1,225 DOM 55 DOM SOLD SOLD 01/30/19 START $ $1,499,000 START 01/30/19
Address 1612 Chestnut Avenue BD/BA 3br/1ba SQFT 1002 sqft LOT 4839 PRICE $1,275,000 $PSF $1,272 DOM 2 DOM SOLD SOLD 01/18/19 START $ $1,250,000 START 01/18/19
Address 1155 Chestnut Avenue BD/BA 3br/1ba SQFT 889 sqft LOT 4903 PRICE $1,150,000 $PSF $1,294 DOM 37 DOM SOLD SOLD 12/14/18 START $ $1,199,000 START 12/14/18
Address 1650 22nd Street BD/BA 3br/2ba SQFT 1264 sqft LOT 4967 PRICE $1,620,000 $PSF $1,282 DOM 5 DOM SOLD SOLD 12/07/18 START $ $1,495,000 START 12/07/18
Address 114 S Herrin Avenue BD/BA 3br/2ba SQFT 1601 sqft LOT 4316 PRICE $1,595,000 $PSF $996 DOM 5 DOM SOLD SOLD 11/14/18 START $ $1,550,000 START 11/14/18
Address 1635 23rd Street BD/BA 3br/2ba SQFT 1526 sqft LOT 5000 PRICE $1,431,000 $PSF $938 DOM 19 DOM SOLD SOLD 10/25/18 START $ $1,475,000 START 10/25/18
Address 1505 Manzanita Lane BD/BA 3br/2ba SQFT 1342 sqft LOT 5394 PRICE $1,565,000 $PSF $1,166 DOM 37 DOM SOLD SOLD 09/18/18 START $ $1,649,000 START 09/18/18
Address 1757 5th Street BD/BA 3br/3ba SQFT 1173 sqft LOT 4999 PRICE $1,550,000 $PSF $1,321 DOM 15 DOM SOLD SOLD 08/07/18 START $ $1,499,000 START 08/07/18
Address 1345 11th Street BD/BA 3br/1ba SQFT 1076 sqft LOT 5104 PRICE $1,370,000 $PSF $1,273 DOM 8 DOM SOLD SOLD 07/25/18 START $ $1,299,000 START 07/25/18
Address 1604 Manzanita Lane BD/BA 3br/2ba SQFT 1469 sqft LOT 5298 PRICE $1,605,000 $PSF $1,093 DOM 10 DOM SOLD SOLD 07/24/18 START $ $1,559,000 START 07/24/18
Address 1908 Manzanita Lane BD/BA 3br/2ba SQFT 1622 sqft LOT 5422 PRICE $1,477,000 $PSF $911 DOM 26 DOM SOLD SOLD 07/20/18 START $ $1,470,000 START 07/20/18
Address 1806 Marine Avenue BD/BA 3br/3ba SQFT 1602 sqft LOT 5076 PRICE $1,700,000 $PSF $1,061 DOM 8 DOM SOLD SOLD 07/17/18 START $ $1,699,000 START 07/17/18
Address 1651 23rd Street BD/BA 3br/2ba SQFT 1208 sqft LOT 4972 PRICE $1,390,000 $PSF $1,151 DOM 58 DOM SOLD SOLD 07/13/18 START $ $1,599,000 START 07/13/18
Address 1600 22nd Street BD/BA 3br/1ba SQFT 1202 sqft LOT 5010 PRICE $1,325,000 $PSF $1,102 DOM 0 DOM SOLD SOLD 07/10/18 START $ $1,325,000 START 07/10/18
Address 1760 Marine Avenue BD/BA 3br/2ba SQFT 1147 sqft LOT 4993 PRICE $1,150,000 $PSF $1,003 DOM 7 DOM SOLD SOLD 06/19/18 START $ $1,200,000 START 06/19/18
Address 1625 18th Street BD/BA 3br/2ba SQFT 1553 sqft LOT 4983 PRICE $1,545,000 $PSF $995 DOM 58 DOM SOLD SOLD 06/14/18 START $ $1,699,000 START 06/14/18
Address 1300 Curtis Avenue BD/BA 3br/2ba SQFT 1393 sqft LOT 5172 PRICE $1,435,000 $PSF $1,030 DOM 13 DOM SOLD SOLD 06/07/18 START $ $1,399,000 START 06/07/18
Address 1630 22nd Street BD/BA 3br/1ba SQFT 1068 sqft LOT 5008 PRICE $1,594,000 $PSF $1,493 DOM 14 DOM SOLD SOLD 05/22/18 START $ $1,575,000 START 05/22/18

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