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 1601 Wendy Way BD/BA 3br/2ba SQFT 1362 sqft LOT 5406 PRICE $1,800,000 $PSF $1,322 DOM 42 DOM SOLD SOLD 10/16/20 START $ $1,699,000 START 10/16/20
Address 2000 Faymont Avenue BD/BA 3br/2ba SQFT 1224 sqft LOT 5394 PRICE $1,471,000 $PSF $1,202 DOM 6 DOM SOLD SOLD 10/14/20 START $ $1,349,000 START 10/14/20
Address 1135 21st Street BD/BA 3br/3ba SQFT 1568 sqft LOT 5440 PRICE $1,810,000 $PSF $1,154 DOM 55 DOM SOLD SOLD 10/06/20 START $ $1,890,000 START 10/06/20
Address 1777 Gates Avenue BD/BA 3br/2ba SQFT 1767 sqft LOT 5156 PRICE $1,385,000 $PSF $784 DOM 21 DOM SOLD SOLD 09/23/20 START $ $1,399,999 START 09/23/20
Address 418 S Meadows Avenue BD/BA 3br/2ba SQFT 1373 sqft LOT 5019 PRICE $1,435,000 $PSF $1,045 DOM 19 DOM SOLD SOLD 09/14/20 START $ $1,549,000 START 09/14/20
Address 1026 N Herrin Street BD/BA 3br/2ba SQFT 1200 sqft LOT 4261 PRICE $1,600,000 $PSF $1,333 DOM 26 DOM SOLD SOLD 08/20/20 START $ $1,599,000 START 08/20/20
Address 1310 Gates Avenue BD/BA 3br/3ba SQFT 2711 sqft LOT 5154 PRICE $2,150,000 $PSF $793 DOM 22 DOM SOLD SOLD 07/23/20 START $ $2,199,000 START 07/23/20
Address 1157 8th Street BD/BA 3br/1ba SQFT 956 sqft LOT 5004 PRICE $1,299,000 $PSF $1,359 DOM 15 DOM SOLD SOLD 06/23/20 START $ $1,375,000 START 06/23/20
Address 1600 22nd Street BD/BA 3br/1ba SQFT 1202 sqft LOT 5010 PRICE $1,369,000 $PSF $1,139 DOM 3 DOM SOLD SOLD 05/26/20 START $ $1,399,000 START 05/26/20
Address 1606 2nd Street BD/BA 3br/2ba SQFT 1504 sqft LOT 5063 PRICE $1,350,000 $PSF $898 DOM 50 DOM SOLD SOLD 05/12/20 START $ $1,399,900 START 05/12/20
Address 1776 Voorhees Avenue BD/BA 3br/2ba SQFT 1522 sqft LOT 4855 PRICE $1,362,000 $PSF $895 DOM 85 DOM SOLD SOLD 05/04/20 START $ $1,599,900 START 05/04/20
Address 2101 Chestnut Avenue BD/BA 3br/2ba SQFT 1744 sqft LOT 4996 PRICE $1,860,000 $PSF $1,067 DOM 6 DOM SOLD SOLD 03/23/20 START $ $1,799,000 START 03/23/20
Address 1756 11th Street BD/BA 3br/2ba SQFT 1515 sqft LOT 5010 PRICE $1,399,000 $PSF $923 DOM 21 DOM SOLD SOLD 03/10/20 START $ $1,399,000 START 03/10/20
Address 1512 Harkness Street BD/BA 3br/2ba SQFT 1607 sqft LOT 5098 PRICE $1,675,000 $PSF $1,042 DOM 0 DOM SOLD SOLD 02/19/20 START $ $1,600,000 START 02/19/20
Address 1300 Curtis Avenue BD/BA 3br/2ba SQFT 1393 sqft LOT 5172 PRICE $1,370,000 $PSF $983 DOM 52 DOM SOLD SOLD 02/07/20 START $ $1,498,000 START 02/07/20
Address 1805 23rd Street BD/BA 3br/3ba SQFT 1500 sqft LOT 5634 PRICE $1,856,500 $PSF $1,238 DOM 12 DOM SOLD SOLD 01/31/20 START $ $1,849,000 START 01/31/20
Address 1544 2nd Street BD/BA 3br/2ba SQFT 1354 sqft LOT 4998 PRICE $1,400,000 $PSF $1,034 DOM 8 DOM SOLD SOLD 12/24/19 START $ $1,429,000 START 12/24/19
Address 1408 Wendy Way BD/BA 3br/2ba SQFT 1613 sqft LOT 5453 PRICE $1,393,000 $PSF $864 DOM 8 DOM SOLD SOLD 12/24/19 START $ $1,399,900 START 12/24/19
Address 1221 Shelley Street BD/BA 3br/2ba SQFT 1296 sqft LOT 5718 PRICE $1,521,000 $PSF $1,174 DOM 39 DOM SOLD SOLD 12/19/19 START $ $1,599,000 START 12/19/19
Address 1908 Manzanita Lane BD/BA 3br/4ba SQFT 2002 sqft LOT 5422 PRICE $2,299,000 $PSF $1,148 DOM 2 DOM SOLD SOLD 11/15/19 START $ $2,299,000 START 11/15/19
Address 1317 Curtis Avenue BD/BA 3br/2ba SQFT 1457 sqft LOT 5156 PRICE $1,375,000 $PSF $944 DOM 11 DOM SOLD SOLD 11/07/19 START $ $1,500,000 START 11/07/19
Address 1631 22nd Street BD/BA 3br/1ba SQFT 1004 sqft LOT 4983 PRICE $1,300,000 $PSF $1,295 DOM 7 DOM SOLD SOLD 11/06/19 START $ $1,300,000 START 11/06/19

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