Low Sales of 2022: Sand Section

By Dave Fratello | January 10th, 2023

As exciting as it can be to talk about huge waterfront sales, we've got a whole Sand Section to account for.

It's a big, diverse 2-mile coastal stretch, in fact, offering all kinds of inventory.

Not everyone spent $10 million in 2022 to live here!

Below we'll recap the very lowest sales of the year 2022 in the Sand Section. First, the outright winner(s) for lowest prices, then, by a few separate districts.

If you prefer your prices high, check out last week's summary of High Sales in the Sand Section for 2022.

Lowest Sand Section Prices of 2022

522 Rosecrans Avenue Manhattan Beach CA

522 Rosecrans Avenue (3br/2ba, 1092 sqft.)

This property, heavy in land value, was actually used as a duplex. A very tired property on a busy street.

But if you'll just focus, that means opportunity, does it not?

Walk to tacos. Walk to sushi. Walk to the water.

You can even see the ocean, if you send your drone up 50-odd feet, like in this image.

The listing for 522 Rosecrans began in 2021 (at $1.699M), and ran an unusually long 257 days on market. (That was only third-most DOM among 2022 sales.)

Sold for $1.525M in May 2022.

(Listed by Jeremiah Carew of 3 Leaf Realty Inc.)

226 44th St Manhattan Beach CA

226 44th Street (1br/1ba, 702 sqft.)

This isn't just a tiny house, its lot size is also squished a bit.

Rather than the typical 1350-sqft. half lot in El Porto, this property has a 994 sqft. lot.

So at a time when El Porto was mostly en fuego, this one marked out the lowest sale in the district, and second-lowest of the year for the whole Sand Section.

Sold for $1.570M in August 2022.

(Listed by Edward Kaminsky of eXp Realty of California, Inc.)

214 El Porto Street Manhattan Beach CA

214 El Porto Street (1br/2ba, 480 sqft.)

Here we have an even tinier house than 226 44th, but a bigger-than-normal lot at 1480 sqft. (And a big photo. Look at that, haha.)

Sold for $1.600M in November 2022.

(Listed by Bill Ruane of RE/MAX Estate Properties.)

North End

444 35th Street Manhattan Beach CA

444 35th Street (2br/2ba, 1026 sqft.)

There were a few cottages with full-size lots offered up on the plateau in 2022.

This property featured a very contemporary remodel, but it's still way under-built for the area.

Sold for $2.100M in December 2022.

(Listed by Peggy Higuchi of Berkshire Hathaway HomeService.)

South End

532 4th Street Manhattan Beach CA

532 4th Street (2br/2ba, 1816 sqft.)

Sold for $2.930M in March 2022.

(Listed by Shawn Nejad of Berkshire Hathaway HomeService.)

This sale was last mentioned on the blog in March 2022, in a post titled "Big Numbers on Early Sales."

It was both a "big number" and the low sale SFRs for the South End. We kid you not. Both can be true.

It was a super-impressive number for what was essentially land value on a non-walkstreet location.

We could not help but note that only 17 months before this sale, our clients had bought the full-sized house next door (4br and 3000+ sqft.) for $3.250M. The sale at 532 suggests they got the land for $2.9 and a full-sized house for $100/PSF. 

Gaslamp Division

509 23rd Street Manhattan Beach CA

509 23rd Street (3br/2ba, 1437 sqft.)

Sold for $2.450M in November 2022.

(Listed by Chad Fahlbusch of Strand Hill Christies International Real Estate.)

This corner lot property on one of the great gaslamp streets had potential to run away.

Listed for $2.499M, had this one come out in February-April last year, the sky might have been the limit. Multiple offers, $2.700M or more. Who's to say?

While it sold quickly in Fall, this one went under asking at $2.450M.

There's plenty of house here, but most people would do a lot of work, especially to create a true primary suite, which would be challenging with the current two bedrooms upstairs.

This one will always look like a great buy, regardless. What's that thing they say? Location, location...

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