I came across what I thought were two good deals yesterday on broker tour, both on the same block of Leavenworth between Green and Vallejo in Russian Hill.
Let me start by saying that I’ve been contacted recently by at least two potential buyers who are looking for condos with exclusive-use outdoor space. And those types of properties are not that easy to find. Most of the time, condo gardens or roof decks are shared.The patio above belongs to 1835 Leavenworth #1. You access this huge patio through either of the bedrooms located at the rear of the flat. (There’s also a second, smaller deck on the front of the building.) The building was constructed in 1987, so it doesn’t have that period charm that’s prevalent in Russian Hill. But you do have a reasonable floor plan, with the living/dining/kitchen areas up front, and a hallway leading to the bedrooms and baths. Tax records show around 1,550 square feet. There’s a fireplace, a spacious master suite, one-car side by side parking and an in-unit washer/dryer. HOA dues are $208.33 (very low), and there are only two other units in the building. List price is $1,195,000.
If I sound a little sales-y on this one, it’s because I think it’s a pretty good deal. The lowest-priced 3BR in the area was at 1438 Green, which sold for $1,385,000 in February. And that didn’t have deeded outdoor space (but it had big views).
We move on down the hill to 1845 Leavenworth #203:
This 2BR/1BA, top-floor unit has about 1,173 square feet and comes with one-car parking. It also has nice city views, period detail, and a bonus room off the kitchen. There are also high ceilings and hardwood floors. List price is $819,000; only two other 2BR condos have sold for less than this price since September, and neither had parking.
You wouldn’t know it from the listing detail, but 
Last sold for $700,000 in March 2005, this unit started out at $619,000 in July and is now down to $599,000. It’s not very different from other lower-priced lofts, so hopefully there’s room to move in price. But here’s the good stuff: You’re right at Townsend & 5th, which is a pretty central location (Walk Score: 92). The sleeping area upstairs is reasonable, and there’s one-car parking and a large deeded storage space. Knock this baby down to $540,000 or so, and you’ve got yourself a nice loft that’s just over 1,000 square feet in a hip location.
The 3BR/2BA, top-floor condo at 
The unit is listed at $499,000, down from its original $575,000 price. The HOA is working with the insurance company and developer to sort out a claim that occurred prior to the ten-year expiration for new development laws, and it’s believed that the matter will be settled without involving litigation. HOA dues are only $265 per month, and the unit gets nice light from an airy outlook.
For those wondering what a two-bedroom, two bath condo in a central location costs in the current market, here’s your answer: 535 Duboce just closed escrow for $810,000 in an all-cash transaction.
Looking for a one-bedroom condo in the heart of Pacific Heights? Look no further than 
