When A $1M Cut Isn't

By Dave Fratello | May 9th, 2014

Unusual listings sometimes linger. Up in the North End of the Sand Section, there's one: 445 35th St.

The listing recently took a $1M cut, and you can now get the 5br/5ba, 3575 sq. ft. home for $2.775M – instead of Thursday morning's price of $3.775M.

Has the price been 25% too high since the listing launched in November last year?

Hard to say, because this isn't your typical price chop. They've also removed 25% of what they were offering to sell.

Taken out of the equation now is a half-lot 2br/1ba home in that is essentially surrounded by the main home.

So the 2-for-1 special is over. If you want the back home only, it'll set you back $1M.

As to the main home, it's certainly "unique," as the listings says. It has the feel of an older, classic home (Craftsman, they say) that's been added onto and upgraded, creating nice pockets of living space and a sprawling feel. (It's all relative, of course, but this is the Sand Section).

The remodeled baths are among our favorites we've seen in the past year. The tranquil front and side yards are unusual near the beach, while the outdoor porch and roof deck are nice surprises. (The views from the roof deck are for real.)

Sure, the layout doesn't flow like modern new construction – because it's not modern new construction. But it's a warm and cozy home.

Maybe $1M lighter, someone will now see that.

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