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21 Days & Counting: What’s Not Selling Quickly

June 10, 2013 By Leave a Comment

Most of the homes that hit the San Francisco market are in contract within a week or two, with multiple offers and an ultimate selling price of well over the list. However, there are actually properties sitting on the market that have somehow slipped through the cracks. If you’re a buyer on a budget and sick of complaining about how there’s no inventory, you may want to consider one of these single-family houses that has been on the market for 21 days or longer:

250 Elsie
Bernal Heights
2BR/1BA, 1100 sq ft
No parking
Days on Market: 23
List Price: $759,000

The Scoop: 250 Elsie was built in the mid-1800s but has an open floor plan and a loft above. The yard has mature fruit trees, formal box hedges, and rose bushes. The foundation has been upgraded and there’s a large, undeveloped basement.
The Location: Steps from Bernal’s Cortland Avenue retail strip, and close to the Mission Street corridor.
Background Check: This is a probate sale that’s not subject to court confirmation.
Bottom Line: If you’re all about outdoor space, 250 Elsie will fit the bill. Consider leasing a garage, parking is not that easy in this location. Or contact your favorite garage contractor and see what the possibilities are for creating a one-car garage out of all that basement space.

740 Foerster
Miraloma Park
2BR/2BA
1 parking
Days on Market: 29
List Price: $899,000

The Scoop: 740 Foerster is a lovely art deco single-family home with a remodeled kitchen and family room down. Stairs to yard that’s mostly concrete. Low termite report on file.
The Location: A bit of a hike to the downtown Glen Park area and BART, but great freeway access and a peaceful environment.
Background Check: Last sold for $1,010,000 in 2007.
Bottom Line: Solid house in good shape that doesn’t need work.

1766 10th Avenue
Inner Sunset
3BR/2BA, 1425 sq ft
2 parking
Days on Market: 37
List Price: $949,000

The Scoop: A spacious home with open beam ceiling, 1766 10th Avenue has a formal dining room, large split bath with separate shower and tub, and two good-sized bedrooms overlooking the large yard. Lower level has two bonus rooms, full bath, laundry and two-car tandem parking.
The Location: Reasonably close to the 9th and Irving retail area, UCSF Medical Center (for all you physicians in the crowd), and Muni lines.
Background Check: Went into contract, but fell back out.
Bottom Line: Nice neighborhood location and overall attractive house with good period detail.

Filed Under: Bernal/Excelsior, Sunnyside, Sunset/Parkside, What You Can Buy Tagged With: , ,

What You Can Buy: North End Condos for Up To $1M

May 17, 2013 By Leave a Comment

It can be a challenge to find a 2BR condo with parking in classic San Francisco neighborhoods such as the Marina, Nob Hill, and Pacific Heights. Today we look at three properties that fit into that price range:

1655 Chestnut #302
The Marina
2BR/2BA, 1100 sq ft
HOAs $523/month, 1 pkg
$965,000

The Scoop: One of the few properties that isn’t in a liquefaction zone in the Marina, 1655 Chestnut #302 boasts a top-floor position in an 11-unit building, along with neighborhood views from the living/dining areas. Well appointed with Brazilian cherry wood floors throughout, the unit has a remodeled kitchen with high-end appliances, and skylights. The building has a roof deck, garden/BBQ area, storage, and an elevator.

The Location: 1655 Chestnut is about three and a half blocks from the heart of the Chestnut Street retail area, so you’re out of the fray a bit and don’t have to deal with constant activity outside your door. It’s also an excellent location for North Bay commuters, who can jump on Lombard and head to the bridge. Many bus lines run nearby to downtown, as well.

Background Check: The unit last sold in 2007 for $951,000.

939 Jackson #202
Nob Hill
2BR/2BA, 1088 sq ft
HOAs $397/month, 1 pkg
$939,000

The Scoop: 939 Jackson #202 is perfect for the Nob Hill buyer on a budget. Though you don’t get views, you do get decent space in a newer, 2005-built property. The unit has nice finishes and an open kitchen/living/dining room floor plan. Bedrooms aren’t huge, but are nicely painted. Jackson is right on the cable car line (though the unit is located at the rear of the second floor, so it’s quiet). And there’s a great roof deck with 360-degree views.

The Location: The only problem here is that you may have more house guests than you might want; you’re in walking distance to North Beach, Russian Hill, Chinatown, downtown, and Union Square.

Background Check: #202 just sold in June 2012 for $903,000. #301 in the building is currently in contract with a list price of $949,000; that unit had views from every room and was one floor up.

2315 Divisadero, Unit S
Pacific Heights
2BR/1.5BAs, 1115 sq ft
HOAs $432/month, 1 pkg
$879,000

The Scoop: My favorite of this trio, 2315 Divisadero unit S has newly reinvigorated common areas and gets great natural light. It’s on the top floor of a nine-unit building constructed in 1962, and has an open dining/living area. The kitchen is on the small side and is tucked at the rear of the unit, but it’s totally workable and clean. The master has only a half bath, but it’s better than one bathroom for the whole place. The unit’s hardwood floors have recently been refinished, there’s a wood-burning fireplace, and designer lighting fixtures. And don’t forget about those common areas, they’ve been painted, had carpet replaced and new front doors for each unit installed (with plantation shutters for the hall windows on the way). There’s an elevator in the building.

The Location: Though you’re right on Divisadero, the unit is quiet with the windows shut and you can’t beat the central location.

Background Check: Six of the nine units are rentals, so your choice of lenders will be limited to First Republic. No 30-year fixed loans available, but you can get a 15-year fixed at a low interest rate.

Filed Under: Condos, Marina, Nob Hill, Pacific Heights, What You Can Buy Tagged With: ,

What You Can Buy: Two-Unit Buildings

May 8, 2013 By Leave a Comment

Two-unit buildings in San Francisco that are eligible for one or two owner occupiers are one of the most desirable multi-unit property types in San Francisco. Two buyers interested in partnering up and living in both units while they pursue a fast-track condo conversion are great prospects for such a building, as is an owner occupier who wants to reside in one unit and rent out the other. (The latter doesn’t allow that owner to circumvent the condo lottery, but it can be an excellent way to afford a home that you otherwise may not have been able to purchase without factoring in rental income.)

I wanted to highlight three two-unit buildings that I think are great prospects. If you’d like further details on any of these properties, or would like to talk more about the ins and outs of purchasing two units, please contact me. I’ve owned my two units in Noe Valley for many years, living in one unit and renting out the other. So I can tell you firsthand about the ins and outs.

Here are my two-unit picks at the moment:

2583-2385 Greenwich Street / Divisadero
Cow Hollow
$1,379,000

This is an excellent opportunity to purchase a pair of flats which will be delivered vacant, as the owner resides in one unit and will be moving. There are two 2BR flats with a combined square footage of 2240. This is the first time 2583-2385 Greenwich has been on the market in 30 years, so you can expect a need for cosmetic updates—not a bad way to increase value right away. The property has its original 1930s detail intact, from a large fireplace to crown moldings. There’s a three-car garage that provides three independent spaces, one of which is rented. For buyers seeking outdoor space, this isn’t the property for you, as the building takes up the entire lot. But you can certainly look into the possibility of adding a roof deck, which would pave the way to Bay, Golden Gate Bridge and Alcatraz views. This location is central to Union and Chestnut Streets, North Bay commutes, and Muni lines.

17-19 Ford/Sanchez
Eureka Valley
$1,785,000

17-19 Ford is a prime two-unit building in a great Eureka Valley location. Each flat has 2BR/1BA, and are roughly 1500 square feet each. The property has been improved with refinished floors, double-paned windows, new electrical and plumbing and seismic upgrades. Kitchens in each unit have been remodeled with new appliances. There are southern views from the bedrooms, plenty of storage, large bonus rooms, and both units will be delivered vacant. This is an excellent fit for two TIC partners looking to condo convert—and who’d rather not be bothered doing their own renovations. Though the location is technically Eureka Valley, Ford is only a block and a half to Dolores Park, three blocks to Castro Street, and is an easy stroll to the heart of the Valencia corridor.

1027-1029 Washington/Powell
Nob Hill
$1.2M

1027-1029 Washington is a two-unit building that will be delivered vacant and could use updating, so this is another one perfect for TIC partners looking to condo convert. There are two 2BR/1BA units that are around 1,000 square feet each, and a one-car garage. The building is situated in a busy part of Nob Hill/Chinatown, about two blocks from the top of Nob Hill and three blocks from the Financial District. So that makes it a good prospect for buyers who work downtown and want to be able to walk everywhere. There’s also plenty of public transportation nearby.

Filed Under: Cow Hollow, Nob Hill, Noe/Eureka Valley, TIC's & Multi-Unit Bldgs, What You Can Buy

What You Can Buy: SF Houses

April 26, 2013 By Leave a Comment

There are many neighborhood and property options in San Francisco. Today we take a look at four new single-family homes listings in different price points and areas. For those kicking off a house hunt who aren’t terribly familiar with the many neighborhoods in the city, this is a great way to start getting a sense for what’s out there:

754 Monterey Blvd
Sunnyside
$749,000
2BR/1BA, 1124 sq ft
Built 1924
1 pkg

Featuring an updated kitchen and bath, formal dining room and a lovely garden, 754 Monterey has lovely 1920s period details. Monterey Boulevard has four lanes of traffic, so if you’re very sensitive to noise, this may not be the best choice. But the location is convenient to 280, two bus lines, BART, City College, Safeway and more. The property last sold in 2009 for $633,000.

243 Romain
Twin Peaks
$1,195,000
2BR/1BA, 952 sq ft (as per tax records)
Built 1908
1 pkg

The big selling point for 243 Romain is the floor-to-ceiling windows and deck that overlook the city skyline and homes in the background, as well as the secluded, landscaped yard. The house is definitely on the small side, but having those views really opens things up. At the corner is a footbridge that lets you cross Market Street, and drops you down into the Castro. Weather in Twin Peaks is generally cooler, foggier and windier in the afternoon, but the neighborhood is great for clearing your head and appreciating a more quiet environment. The house last sold in 2008 for $899,000.

770 4th Avenue
Inner Richmond
4BR/2BA, 2652 sq ft
$1,749,000
Built 1914
2 pkg

770 4th Avenue is great for buyers who need a lot of bedrooms and space, as well as those who are looking for a property to update and make their own. All the details are there, from a living room with a fireplace and built-ins to wainscoting and wood molding. The 700 block of 4th Avenue is right off Golden Gate Park, and is one of my favorite streets in the Inner Richmond because it’s tree lined and has a lovely feel to it. 770 4th Avenue has been owned by the same family since 1973, and we’re told that they took great care of the property.

3110 Buchanan
Cow Hollow
$1,195,000
2BR/1BA, 1066 sq ft (as per tax records)
Built 1900
1 pkg

An excellent condo alternative for buyers who are serious about living in Cow Hollow, 3110 Buchanan is s small Victorian house with a lot of charm in the form of bay windows, high ceilings, French doors and crown moldings. One of the bedrooms is half of the double parlor, and there’s a large eat-in kitchen that looks out on to the patio. Decent-size parking space, as well as washer/dryer hookups and storage. 3110 Buchanan is one and a half blocks from the heart of Union Street, and about five blocks to the Chestnut Street retail area. The block itself loses points in the charm department, as you’re adjacent to a motel. But the location is convenient, particularly for North Bay commuters.

Filed Under: Cow Hollow, Richmond/Lake, Sunnyside, Twin Peaks, What You Can Buy

What You Can Buy: 2BR Condos

February 27, 2013 By Leave a Comment

Two-bedroom condos are one of the most popular options for first-time home buyers in San Francisco. I thought we’d take a look at a trio of new listings that offer good space, cool locations and nice amenities for their price points:

1099 23rd Street #19
Dogpatch
2BR/2.25BA, 1904 sq ft
1-car parking
HOA dues: $641/month
List Price: $850,000

I’m digging 1099 23rd Street #19, a spacious tri-level loft with multiple skylights, soaring ceilings and a wall of windows. The updated kitchen has stainless-steel appliances, granite counters, and maple cabinets. There’s a large bedroom upstairs, and the lower level has the master suite with a second gas fireplace. Nice closet space and laundry room, too. HOA dues are on the high side for a 21-unit building in Dogpatch, but they include outside management and grounds maintenance. This is a solid Dogpatch location, in easy walking distance of all the restaurants and shops on and around 22nd Street, as well as near the Muni line and freeways.

3236 17th Street #1
Mission
2BR/2BA, 1534 sq ft
1-car pkg
HOA dues: $200/month
List Price: $899,000

Another spacious condo, 3236 17th Street #1 is situated on the first floor of a three-unit building constructed in 2008. The open floor plan has a remodeled kitchen, and the main living spaces are nicely separated from the bedrooms by a long hallway. There’s side-by-side parking for one car, a storage room, and shared rear yard. 3236 17th Street is right in the thick of it all in the Mission, with a bike lane outside its door and plenty of restaurants, shops and cafes a few steps away.

899 North Point #1
Russian Hill
2BR/2BA, 1171 sq ft
1-car pkg
HOA dues: $312/month
List Price: $949,000

899 North Point #1 is an excellent option for buyers who want to be in a convenient location close to The Bay. The unit is located on the first floor of a three-unit building, and it’s another contemporary property that was constructed in 2009. As is typical for more recently built condos, the living/dining/kitchen areas are open and provide good space for entertaining. The bedrooms are a decent size, and the master has a bath with a stall shower. Amenities include radiant heat, hardwood floors and views of Mount Tam and The Bay from the living room. You’re a stone’s throw from iconic Ghirardelli Square, Aquatic Park, Fisherman’s Wharf and North Beach. And the cable car stops one block away!

Filed Under: Condos, Mission, North Beach, Potrero/Dogpatch, What You Can Buy Tagged With: , ,

What You Can Buy in District 5

January 11, 2013 By Leave a Comment

“District 5″ in Realtor terms refers to the gaggle of centrally located neighborhoods in San Francisco—areas such as Noe/Eureka Valleys, Glen Park, Mission Dolores, Cole Valley and the like. It’s one of the largest and most popular districts in the city, and one in which I frequently sell homes.

It’s early in 2013, but here’s a roundup of what’s available right now in District 5:

235 Duncan Street / Dolores
Noe Valley Single-Family Home
3BR/1BA, approx 1350 sq ft
3-car parking
List Price: $1,300,000

Though this mid-century home in Upper Noe is generously proportioned and totally liveable, 235 Duncan is all about the oversized lot that offers its future owner the potential to expand on the garden level. (At the very least, you can hopefully add a bathroom.) The floor plan works, the kitchen and bath could use an update, and the location is convenient to the J Muni, as well as many restaurants and cafes.

1250 Page #3 / Baker
Haight Condo
2BR/1BA, approx 824 sq ft
1-car parking
List Price: $599,000

1250 Page #3 is a very charming and efficient unit with all the basics in place—good-sized galley kitchen, private patio overlooking Page Street, two bedrooms separated by the bathroom, and a living room that gets nice natural light. No, the 1980s building is not a charmer in a neighborhood known for its architecturally unique Edwardians and Victorians. But if your budget is in the $600,000-$700,000 range and you want two bedrooms in a great location with parking, 1250 Page #3 could be the perfect home for you.

3322 16th Street #3 / Dolores
Mission Dolores TIC
2BR/1BA, approx 850 sq ft
1-car parking
List Price: $600,000

The tenancy-in-common (TIC) proposition is that you can buy a unit in a neighborhood that otherwise wouldn’t be affordable. 3322 16th Street #3 falls into that category. Situated at 16th and Dolores amidst everything Mission Dolores, Eureka Valley and the Mission have to offer, this second-floor TIC is situated in a six-unit building. It’s being sold with fractional financing, which means you have your own loan (but are still on title with all the other owners). The building was renovated and sold as TICs several years ago. The space is decent, with mid-range finishes and good-sized bedrooms. Top-floor unit #6 sold recently for $600,000, so given that #3 is on the middle level, there should be some room to move on price.

Filed Under: Haight/NoPa, Mission, Neighborhoods, Noe/Eureka Valley, What You Can Buy

What You Can Buy in Cole Valley

November 14, 2012 By Leave a Comment


Cole Valley is an excellent option for buyers looking for a home that’s in proximity to public transportation, has a charming and useful retail area, and is near Golden Gate Park. The weather can be cold and foggy—though afternoons are sunny—and Cole Valley has a nice inventory of architecturally appealing single-family homes and multi-unit buildings.

The average price for a Cole Valley single-family home was $1,606,027 in the time period from June-November 2012, and the condo average was $991,500. That makes Cole Valley one of the more expensive neighborhoods in the city. The highest-priced condo was a new construction 3BR/2.5BA, three-level view home that sold for $1.5M in October, and two 3BR single-family homes sold for $2,175,000 over the summer.

Current Cole Valley inventory includes four condos, which is pretty slim (but not surprising, given the time of year). Here’s a closer look at three of those condos:

323 Parnassus
2BR/1BA
$749,000

323 Parnassus is situated in a two-unit building, and has French doors off the dining room that lead to a lush, shared garden and deeded deck. There’s a spacious living room with fireplace, and small kitchen with stainless-steel appliances. One-car tandem parking is included, and HOA dues are $250/month. This unit just sold in March 2012 after being on and off the market since late 2011.

140 Belvedere
2BR/1.5BA
$1,149,000

This top-floor, renovated Edwardian unit at 140 Belvedere has spacious rooms that include a formal dining room, well-appointed kitchen, and rear deck. Two-car tandem parking is included, along with additional storage and roof rights. HOA dues are $300/month. The building is a block and a half from storied Haight Street, and is certainly located in the thick of things. You have easy access to the shops on Haight and also on Cole. The unit was last sold in 2006 for $875,000.

264 Parnassus
2BR/1BA
$769,000

Though 264 Parnassus is on the smaller side (945 square feet), it has a very functional 1940s floor plan and was remodeled in 2009. The kitchen is great, and there’s a very large shared garden. 264 Parnassus features one-car parking, additional storage and HOA dues of $280/month. The unit has been on the market for 48 days, so it might be a good time to approach the sellers with an end-of-year offer. Original list price was $798,000.

Cole Valley Snapshot
Pros:
Near public transportation to downtown
Cute retail area, from gyms and bakeries to pharmacies and cafes
Proximity to Golden Gate Park
Architecturally appealing
Tree-lined streets

Cons:
Weather can be foggy and cool
Can get street activity spillover from Haight corridor

More Cole Valley Resources
Zephyr Neighborhood Profile
Nabewise Cole Valley Profile

Filed Under: Cole Valley, Neighborhoods, What You Can Buy Tagged With: , ,

What You Can Buy in SoMa

August 20, 2012 By Leave a Comment

South of Market is a popular neighborhood for young professionals looking for proximity to freeways, downtown and nightlife. Here’s a look at three hot properties that just hit the market. I sold condos in two of these buildings in the past, and can vouch for my clients’ satisfaction in both cases:

701 Minna #13
$649,000
2BR/2BA, 1160 sq ft
Built 1999
22 units

The tri-level, top floor corner unit at 701 Minna #13 features great light and a true window on the city. In addition to versatile space that affords privacy (unusual for loft living), you get an in-unit washer/dryer, deeded parking, additional storage and a shared pano roof deck with a bbq. Homeowners association (HOA) dues are $408/month. 701 Minna is smack dab in the middle of the developing mid-Market area where a new tech hub is transpiring, along with lots of plans for future residential units. There’s a Harvest Market at the corner, and plenty of restaurants within walking distance—not to mention extreme proximity to Market Street and all the public transportation you’ll need. Great for downtown or freeway commuters.

655 5th Street #20
$599,000
1BR/2BA, 986 sq ft
Built 1999
20 units

The two-level loft at 655 5th Street #20 is well appointed, with shiny finishes and nice natural light. There’s not much of an outlook, but there are plenty of windows. Unique to this unit is an extra large parking space that could potentially accommodate two small vehicles. Though there was HOA litigation pending due to construction defects, that has been settled and reconstruction is about to begin to resolve building issues. (That means you’ll be able to get a loan now.) HOA dues are $440/month. This location is ideal for downtown and Peninsula commuters, as it’s very close to the Caltrain station at 4th Street and King. There are also a ton of restaurants and cafes within walking distance.

380 10th Street #12
$519,000
1BR/1BA, 789 sq ft
Built 2004
30 units

380 10th Street #12 is situated in the Tenth Street Loft building, a brick and timber property with a lot of style. This unit is in excellent condition, with hardwood floors, a gleaming kitchen, in-unit laundry and nice finishes. There’s also deeded parking and a very cool shared roof deck. HOAs are $352/month. 380 10th Street is right across from Costco and around the block from Bar Agricole. It’s a great location for freeway commuters and for tech workers in one of the many offices scattered throughout SoMa. It’s also not very far from the Mission, which opens a whole other door.

Filed Under: Condos, SoMa/South Beach, What You Can Buy

What You Can Buy: 3BR Houses for Up to $1M

July 18, 2012 By Leave a Comment

Single-family homes with three bedrooms, two bathrooms and one-car parking for up to $1M are popular among San Francisco buyers. There are presently 82 such homes in this price range, so I thought I would highlight a trio of properties in distinctly different neighborhoods:

408 Urbano
3BR/2BA, 2300-square feet
2-car parking
Ingleside Terrace
List price: $849,000

408 Urbano is a mid-century, split-level home that has a formal dining room with fireplace, and a kitchen/dining area that leads out to a deck. You can enjoy the benefits of high ceilings, hardwood floors and plenty of natural light. Though this is not perhaps the best walking location, freeway proximity is good and Ocean Avenue and Muni aren’t far away. Ingleside Terrace has more of a suburban feel, which is great if you’re looking for a low-key environment for your family (while still being able to live in the city).

665 Arguello
3BR/2BA, 1253-square feet
1-car parking
Inner Richmond
List Price: $895,000

665 Arguello is situated on a well-trafficked street, across from Rossi Park and near restaurants and public transportation. The house isn’t huge, but it’s well appointed with two bedrooms on the main level and the third on the lower level. Kitchen and bath finishes are serviceable and totally workable, and the large yard could use some landscaping. There’s also a family room on the lower level. 665 Arguello is an excellent condo alternative, as this price range in the Inner Richmond is typically in line with condo values. There are no HOA dues here, and no one living above or below you.

33 Nebraska
4BR/2BA, 1785-square feet
2-car parking
Bernal Heights
List Price: $950,000

Though the “box” architectural design lacks charm, its floor plan is typically very functional. Such is the case at 33 Nebraska, located on the east slope of Bernal Heights. There are three large bedrooms on the main level, which is a real plus. East-facing windows line the living and dining room walls and frame great views. Downstairs is a media/family room that opens to the huge, landscaped yard. There’s also a fourth bedroom and second full bath suite on the garden level. 33 Nebraska is a little further out than you may want to be in Bernal, but it’s only five blocks to where the shops and restaurants are along Cortland, and about three blocks to the 101. 33 Nebraska was last sold for $850,000 in 2004.

Filed Under: Ingleside/Lakeside, What You Can Buy

What You Can Buy In: Potrero Hill

July 5, 2012 By Leave a Comment


Boasting great weather and views from the top of many of its hills, Potrero is one of the most popular neighborhoods in the city. It’s admittedly not as central as some other areas, as it is situated in the east end of town. However, there are two cute retail/restaurant strips on 18th and 20th Streets, a Whole Foods and the design district nearby, as well as proximity to 280 and the Third Street rail to downtown. In the end, Potrero is better connected to the rest of San Francisco than people may give it credit for.

The average price of a single-family home in the second quarter of 2012 was $841,545, and for a condo it was $623,320. Buyers in these price ranges will definitely get more for their money in comparison to neighborhoods such as Noe Valley, or even the Mission. That’s not to say the Potrero market isn’t competitive; the most expensive property in the second quarter was a 5BR/4BA single-family home built in 1927 at Kansas and Mariposa that traded hands for all cash at $1.5M. And the least expensive was a 456-square foot 1BR unit in the Potrero Court complex at 24th and Kansas that also sold for all cash at $191,000.

Current Potrero inventory includes four single-family homes, eight condos and one TIC. Here’s a look at a couple such properties that I think are good examples of what you can buy in the neighborhood:

380 Connecticut
4BR/3.5BAs
$1,675,000

380 Connecticut is an extensively renovated, tri-level single-family home with almost 2500 square feet. Location is prime north slope Potrero, within walking distance of neighborhood restaurants, cafes, and shops. The home features high-end finishes throughout, downtown views from three decks, and a chef’s kitchen. No garage, but there’s leased parking nearby for $200/month, and parking here isn’t highly challenging. 380 Connecticut was last sold in August 2011 amidst six offers for $900,000 in cash. The current owners are hoping their renovations will yield them a nice, updated price.

1629 18th Street
2BR/2BA
$650,000

This loft is also in an excellent Potrero location, and has two levels, a private patio and office mezzanine. The master features a lovely remodeled bath. There’s also an in-unit washer/dryer, soaring ceilings, great natural light and one-car parking. HOA dues are $485.49/month. There are 65 units in this 1995-built property. 1629 18th Street is currently tenant occupied. It was initially listed for $589,000 and went into contract, but fell back on the market and has now been relisted at $650,000.

Potrero Hill Snapshot
Pros:
Nice weather
Views from many homes
Nice retail districts
Proximity to freeways, rail line

Cons:
More remote San Francisco location
Mix of industrial/commercial can detract from charm
Residents rely more on bus lines than BART/rail
Crime can be an issue due to nearby housing projects

More Potrero Resources
Zephyr Neighborhood Profile
Nabewise Potrero Profile

Filed Under: Potrero/Dogpatch, What You Can Buy Tagged With:

What You Can Buy in Noe for $1M

June 11, 2012 By Leave a Comment

One of the most popular neighborhoods in San Francisco is Noe Valley. It has a diverse housing inventory, from Victorian single-family homes to contemporary condos and Edwardian TICs. We take a look today at what’s available in the $800,000-$1M price range:

4272 24th Street
$849,000

4272 24th Street is a spacious Victorian 2BR/1BA flat on the main retail strip between Castro and Douglass. There are fewer businesses along this stretch of 24th, but most importantly, you are steps away from my favorite restaurant, Firefly, as well as VIP Groomers and the new Philz Coffee shop. 4272 24th Street is on the first level of a two-unit building, and there are nice period details such as a living room fireplace and bay window. The second bedroom is one half of the double parlor. Also included are a new rear deck, shared garden, in-unit laundry, additional storage, and one-car garage parking. HOA dues are $250/month. And yes, it goes without saying that this location is near tech shuttle stops. The property was last sold in 2006 for $835,000.

144 Day Street (below)
$839,000

144 Day Street is situated on a 4,000-square foot lot and is wider than the average home. I think this 3BR/1.5BA single-family home has great potential, especially considering that there’s a 600+ square foot basement along with a two-car garage. This is one of those properties that will be best served with a gut renovation. The block itself isn’t prime Noe Valley, but it’s within walking distance of the J Church, as well as the stores, shops and restaurants on the south end of Church Street. Did I mention it’s near tech shuttle stops? I want to make sure to point that out. 144 Day Street is being sold through a trust sale with court confirmation, so the selected offer will be subject to overbidding in court. If you’re interested in this sort of thing, make sure you know what you’re getting into when you’re making your offer.

4235 23rd Street
$879,000

I’m liking this 2BR/2BA, 1110-square foot remodeled Edwardian condo at 4235 23rd Street (above) a lot. It has a large, light-filled eat-in kitchen and overlooks the private deck and garden. There’s a formal dining room and comfortable living room with large bay windows. And you can throw in coved ceilings and inlaid floors throughout in this first-floor flat within a two-unit building. One-car parking and storage are included, and HOA dues are paid on an as-needed basis. You’re about two blocks from 24th Street, so this is a prime Noe location (near tech shuttle stops).

Filed Under: Noe/Eureka Valley, What You Can Buy Tagged With:

What You Can Buy for $1,849,000 in Pac Heights

May 31, 2012 By Leave a Comment


If you’re currently in the market for a 3BR/3BA, two-level condo in a renovated building with two-car parking and a good north-end location, you can expect to pay close to $2M. At least, that’s the knowledge gleaned from last week’s closed sale at 3150 Clay (above).

This lower unit in a two-unit Edwardian building had a private patio, landscaped and shared garden, and high-quality finishes throughout. The sellers had renovated the foundation, plumbing, electrical and roof, too. List price was $1,575,000, and that was obviously a starting point for the 16 buyers who submitted offers and aimed to make 3150 Clay their own. The unusual part? The successful buyers actually needed a loan and didn’t trump everyone with an all-cash offer. (They just paid the highest price.)

Filed Under: Pacific Heights, What You Can Buy Tagged With:

2BRs You Can Buy for Up to $600,000

March 14, 2012 By Leave a Comment

It’s admittedly a challenge to find a 2BR condo in a central San Francisco neighborhood for under $600,000. But I like a challenge, so I set out to find three 2BR condos in this price range that aren’t dumps. Here’s what I found:

1305 Scott, Western Addition
$595,000

This top-floor, 1127-square foot condo at 1305 Scott is situated in a four-unit building constructed in the 1920s. The unit has a spacious open living room with multiple windows and dining room with fireplace. French doors open to a covered deck for good entertaining flow. There’s also a sunny kitchen with plenty of counter and storage space. HOA dues are $332/month, and the building has good reserves. One-car parking is included. This is a central location (though I should note that it’s in proximity to public housing projects) just south of Lower Pacific Heights and near the Fillmore district, NOPA, Japantown and Alamo Square Park.

75 Moss #11, South of Market
$589,000

I liked 75 Moss #11 when I saw it on broker tour weeks ago. For some reason, this condo—which gets nice light and has an in-unit washer/dryer and parking—has not sold. It was in contract recently, but came back on the market. The kitchen and bath finishes are slick, and there’s a shared roof deck, too. HOA dues are $403.06. 75 Moss is located on a small street between Folsom/Howard and 6th/7th Streets. So it’s excellent if you’re a South Bay commuter who needs quick 101 access; it’s also about a three-block walk to Market Street, where you can catch public transportation.

660 Hayes, Hayes Valley
$595,000

Though 660 Hayes is on the ground level, the floor plan is very functional. There’s a large master suite with work space that leads to a shared patio. There are tile floors throughout and the unit doesn’t get much light, but you do get central heat, in-unit washer/dryer—and a second bathroom! At 1212 square feet, this condo is the largest of the bunch. No parking, but at Hayes & Laguna, you’re in the heart of the neighborhood and can easily catch Muni or hit the freeway. HOA dues are $220/month for this three-unit association.

Filed Under: Hayes Valley, SoMa/South Beach, What You Can Buy

What You Can Buy In District 4

February 15, 2012 By Leave a Comment

One of the more attractive areas of San Francisco is what’s known as District 4 in Realtor terms. This is the region west of Twin Peaks that encompasses 16 different neighborhoods—everything from Miraloma Park and Sunnyside, to West Portal and Balboa Terrace. I thought we’d take a look at three homes currently on the market in District 4 so you can get a sense for what types of homes are available.

First up is 2531 14th Avenue in West Portal:

Featuring 3BRs/2BAs and 1850 square feet, 2531 14th Street is a three-story home situated about three blocks from West Portal Avenue, the local retail strip. The home has been recently remodeled and has a master suite on the upper level with views. List price is $1,084,900; the sellers have been trying to sell the home since 2010. There’s two-car parking, and a yard with a big, fat palm tree.

We move on to 195 Urbano in Ingleside Terrace:

South of West Portal and St. Francis Wood is the enclave of Ingleside Terrace. This neighborhood is not far from the West Portal retail district, and is bordered by Ocean Avenue, which also has public transportation and services. 195 Urbano is a 4BR/3.5BA house with 3400 square feet, listed at $999.950. Buyers will probably not rejoice in the finishes; the kitchen has a ’70s thing happening, and there’s some knotty pine and wood paneling thrown in throughout the property. But you do get a lot of space, and 280 is not far away if you’re a Peninsula commuter.

Last up is 32 Taraval in Forest Hill:

I’m liking this one the best out of our trio of homes. 32 Taraval is right on the border of Forest Hill and West Portal, so it’s very central to the West Portal retail area. Traffic can be a little busy along Taraval, but the house is set back a bit from the street. 32 Taraval has 4BRs/2.5BAs and 2426 square feet. It’s got the best kitchen of the bunch. (You know that because Ann Sacks tiles and marble countertops are involved.) Bedrooms are spacious and the house has style. List price is $1,395,000. There’s already an offer date of February 22nd for this one, so you know interest is strong among the buyer set.

Filed Under: Forest Hill, Ingleside/Lakeside, West Portal, What You Can Buy Tagged With:

What You Can Buy: Below the Median Price in Noe Valley

November 18, 2011 By Leave a Comment

Noe Valley can be a tough nut to crack for many buyers, especially those looking for single-family homes. There’s a very high demand for the location, due to the proximity to public transportation, freeways, overall street appeal, and the plethora of shops and restaurants. It’s no surprise that the median house price in the neighborhood from June  – November 2011 was $1,385,502. I thought it might be helpful to take a look at a trio of homes currently on the market for less than the median price.

First up is 1422 Douglass at Duncan:

 

1422 Douglass is a 2BR/1BA home with about 1,050 square feet. Listed at $825,000, Douglass has an open floor plan that leads to a large deck and yard. The garage accommodates two cars, and there’s also room for another car just outside the garage. Parking in this part of Noe is not too challenging, as it’s slightly removed from the 24th Street retail area. You’re a couple blocks from the dog park, playground and Safeway in Diamond Heights. 1422 Douglass was last sold for $925,000 in 2007.

Next up is 4378 Cesar Chavez at Douglass:

As you can see from the photo above, 4378 Cesar Chavez has a little of that dramatic space and volume stuff going on. This is a 2BR/2BA, 1810-square foot view home that was built in the mid 1970s. Both of the bedrooms, plus an office, are located on the main level and there’s a lovely landscaped front courtyard. The kitchen and bath are quintessential ’70s (complete with a sunken tub in the bathroom), and there are a lot of interior wood accents. But some updating could really make a difference. The lot is 26′ x 114′, which is sizeable for San Francisco. 4378 Cesar Chavez is a couple blocks from the 1422 Douglass property above, so you’re in a quieter part of Noe Valley. But you’re only about five blocks from 24th Street.

Last but not least is 601 29th Street at Castro:

601 29th Street is a Victorian box of a building. It’s detached on all three sides, which is nice. You get 3BRs/2BAs and roughly 1300 square feet. The rooms aren’t huge, but the floor plan is functional. There’s a deck and stairs off the laundry room that leads to a landscaped garden, as well as a spacious 2BR vacant in-law unit on the lower level with a new maple and granite kitchen and white bath. The garage accommodates one-car parking, and the attic may have expansion potential. List price is $1,195,000. The J Church Muni is three long blocks downhill from the house, as are a smattering of restaurants and shops.

Filed Under: Noe/Eureka Valley, What You Can Buy Tagged With: ,