It’s been about five years since construction started on what is now 638 19th Street. The Dogpatch community has been discussing the site at 19th and Third Streets for years now.
I toured the project last night at a special showing, and checked out the mix of 18 two- and three-bedroom flats/townhomes. The building is essentially shaped like an L, with one row of units along Third Street, and the other fronting 19th Street. They also look out upon the interior courtyard, which offers airy, urban outlooks (and which won’t typically feature white-clothed tables with servers who were dispensing vodka-based drinks and wine, as pictured below):
Prices range from $699,000 for a 3BR/2BA courtyard-view condo with 1,567 square feet, to $849,000 for a 2BR/2.5BA, two-level unit with 1,468 square feet. Overall square footage ranges from 1309-1615. A majority of the condos are priced between $749,000-$779,000.
I liked the floorplans and finishes—not too high end, but with granite counters and stainless-steel appliances:
Unit 9 (3/2.5, $779,000) is a top-floor, two-level unit with water views and a private patio. It gets nice city views from the balcony, too:
My favorite was the top-floor, two-level Unit 11 (3/2.5, $759,000), with its water views:
The outlooks up and down Third Street aren’t bad, either, but you have to keep in mind that the T rail line will be noisy when it runs past your large master bedroom:
HOA dues range from $403-$417, and units include washer/dryer hookups, one-car parking and elevator service. The location is great for downtown or Peninsula commuters, as well as those who work in the Mission Bay campuses nearby. The building is also in close proximity to a ton of restaurants, bars and cafes (see the Amenities map under “Location” on the Web site).
So what’s the bottom line on 638 19th Street? Putting the long-standing construction issues aside, I think the units are spacious and have good floorplans (particularly the top-floor, two-level ones). One drawback to some of the floorplans is that the living areas are small, yet the master bedrooms are huge. People tend to spend more time in the living areas than bedrooms.
Pricing stacks up against the comparable sales in Dogpatch. Average two bedrooms in the neighborhood are selling for $668,909 (most have less square footage than the 19th Street condos), and average three bedrooms are selling for $1,040,000. I’d also consider Potrero comps, too, but this at least gives you the general Dogpatch values. It’s not easy finding three bedrooms in the mid $700,000 range, and 19th Street definitely fills a need there.
Two of the 18 are in contract, always nice for the developer to announce at the start of the sales cycle.