CATEGORY ARCHIVE: Listings (for sale)
May 9, 2008
Quite Simply, We’re Completely Crushing On This Craftsman On Cole
It's has nothing to do with the alliteration in the listing. Quite simply, we're completely crushing on the design, style and architecture of this Craftsman on Cole.
And in keeping with the day's theme, the upstairs deck. And yes, there's another off the kitchen.
∙ Listing: 1445 Cole Street (3/2) - $1,925,000 [MLS]
Posted by socketadmin at 11:29 AM | Permalink | Comments (22) | (email story)
Drawn To The Decks (But Perhaps Not The Best For Entertaining)
We’re drawn to the deck(s) and views, but do wish they were located off the living room or kitchen for ease of entertaining (at least more than one, or perhaps two...). And while that couch in the kitchen has got to go, we do like the light and access to the yard (think grill).
∙ Listing: 4419 19th Street (3/3.5) - $2,535,000 [MLS]
Posted by socketadmin at 9:30 AM | Permalink | Comments (32) | (email story)
A Contemporary Remodel Backing Up To Bernal Heights Park
It’s not the largest space (floor plan), but it’s not a bad us of what there is (or was); we do like the setting (up the hill from Cortland Avenue and backing up to Bernal Heights Park); and we’re fans of the contemporary remodel (and wall of doors).
∙ Listing: 55 Gates (3/2) - $1,198,000 [Virtual Tour] [MLS] [Floor Plan]
Posted by socketadmin at 7:30 AM | Permalink | Comments (21) | (email story)
May 8, 2008
Some Insight Into Adding Value (And Effect On Neighborhood Median)
From a plugged-in reader:
From time to time, people have debated about the value of properties that are in total disrepair. 3373 22nd St. provides some insight. It was sold in November of 2005 for $920,000. At that time it was a disaster -- absolutely uninhabitable. We were told it was purchased by an architect and it appears that the buyer has been diligently pursuing the permitting and building process. Now 2 ½ years later, the façade has been preserved and restored and a modern 3,000 square foot interior has been created. It is on the market for $2,095,000.
Perhaps a plugged-in reader or two might consider taking a crack at the numbers. And while it's definitely not an "apple," it is another example of how median (or at least mean) sales price can be increasing without any actual "appreciation" (or for that matter, despite any market decline).
∙ Listing: 3373 22nd Street (4/3.5) - $2,095,000 [MLS]
Posted by socketadmin at 8:42 AM | Permalink | Comments (119) | (email story)
May 7, 2008
It's Not Often A Listing Can Tout A Private Outdoor Amphitheater
So the pictures aren’t particularly fantastic, but the backyard and private amphitheater do sound quite fantastical. From the listing for 3444 Washington:
A welcoming place to entertain, the garden was recently transformed to a level yard by elevating the ground six feet with new retaining walls. A checkerboard pattern of grass with granite cobble stones, and a gravel border was designed to allow for drainage during the rainy season.
The outdoor amphitheater with seats terraced into the landscape, features a movie screen that hangs between cleverly crafted bronze bamboo poles. The bamboo theme is carried throughout the borders of the yard, up-lit to create a dramatic ambience at night.
No word on whether or not they also bothered to add any open flames.
∙ Listing: 3444 Washington Street (6/6.5) - $17,500,000 [MLS]
∙ From Play House For Youngsters, To Contemporary Oasis With Fire [SocketSite]
Posted by socketadmin at 11:13 AM | Permalink | Comments (11) | (email story)
It Might Just Be Marketing, But What The Heck: 1635 Castro Street
With only two weeks on the market it might just be marketing, but the list price on 1635 Castro (Noe Valley) was just reduced $100,000 (6.3%) and the listing now notes, “Owner is motivated, has bought another house.”
If nothing else, we are quite enamored with that sunroom and deck. And okay, perhaps the kitchen too.
∙ Listing: 1635 Castro (3/2) - $1,495,000 [MLS]
Posted by socketadmin at 9:28 AM | Permalink | Comments (11) | (email story)
May 6, 2008
One Of Only 49 Oakland (The City) Eichlers: 8100 Phaeton Drive
It’s an Oakland (both in terms of the city and Claude) Eichler across the bay. If our tipster is correct, it’s one of only 49 ever built (in terms of the city). And once again, a retractable roof (although this time over the atrium).
∙ Listing: 8100 Phaeton Drive (4/2) - $829,000 (Oakland) [Red Oak]
Posted by socketadmin at 10:03 AM | Permalink | Comments (13) | (email story)
May 5, 2008
Thinking Within The Box Envelope: Plans To Add Another Bathroom
It’s a Mill Building (720 York) brick and timber loft with 15-foot ceilings; a 1,749 square foot floor plan; and plan by the current architect-owner to add a second bathroom on the mezzanine level where the walk-in closet "with sewer and water line" currently stands.
∙ Listing: 720 York #112 (1/1) - $875,000 [Payton’s List]
Posted by socketadmin at 3:42 PM | Permalink | Comments (6) | (email story)
And Now, The Red-Bellied Tudorbethan’s Mate (71 Waller)
While the original 2,200 square-foot red-bellied Tudorbethan (69 Waller) sold on January 10th for $1,100,000, the 4,000 square foot upstairs mate (71 Waller) is on the market today for $1,749,000.
Somewhat vertically challenged on the top floor, but hey, there is an authentic “Japanese tea room” below. And don’t worry, we’re guessing those late-night doorbell rings "petered out" long ago...
∙ Listing: 71 Waller (4/2) - $1,749,000 [MLS]
∙ Honey, Is That A Red Bellied Tudorbethan Behind That Tree? [SocketSite]
∙ The Return Of The Red-Bellied Tudorbethan! (69 Waller) [SocketSite]
Posted by socketadmin at 9:30 AM | Permalink | Comments (21) | (email story)
A “Modern” Looking Kitchen (On A Not So “Modern” Budget)
Once again, it’s sure to look too industrial or unfinished to some. And it's not necessarily what we'd expect at this price point (or perhaps even with the rest of the architecture). But we’ve always had a soft spot for Metro shelving.
It’s relatively easy (and inexpensive) way to "modernize" a kitchen for those working within a budget. And we happen to like the look (along with the window).
∙ Listing: 3481 Washington (5/3.5) - $3,995,000 [MLS]
Posted by socketadmin at 3:00 AM | Permalink | Comments (19) | (email story)
May 2, 2008
An Apple Is Withdrawn Without Selling (But Quickly Returns As New)
Yesterday, the listing for 1515 Lyon was withdrawn from the market after 62 days on the market (DOM) and a $20,000 (1.5%) reduction. Today, 1515 Lyon is back on the market with zero DOM and no mention of the reduction. And to be honest, we probably wouldn’t have noticed had it not been one of our apples.
Don’t forget to adjust your official industry DOM and SP/LP (selling price to list price) stats accordingly. Now about that MLS policy change back in 2007…
∙ Listing: 1515 Lyon (3/3) - $1,369,000 [MLS]
∙ A Single-Family Apple On The Tree In Lower Pacific Heights [SocketSite]
∙ A New New Policy Change For The MLS [SocketSite]
Posted by socketadmin at 3:34 PM | Permalink | Comments (65) | (email story)
The Full Count(Down) For Number Five Hundred And Two On Second
What do you get when you combine three adjacent lofts? Five bedrooms, four baths, three parking spaces, two dishwashers and one big span (60 feet) of industrial windows.
And yes, a seismic beam to boot (or to others, to bonk).
∙ Listing: 650 2nd Street #502 (5/4) 4,190 sqft - $3,125,000 [650-2nd.com] [MLS]
Posted by socketadmin at 10:38 AM | Permalink | Comments (28) | (email story)
The Power (Or Perhaps To The Power) Of Three: 2000 Washington #A
Three bedrooms, three (and one-half) baths, three parking spaces, and three cheers.
One full floor, one of only seven cooperative units in the Conrad Muessdorffer designed building, and one “if you have to ask” price ($6,250,000) with dues to match ($2,285/mo).
∙ Listing: 2000 Washington Street #A (3/3.5) - $6,250,000 [MLS]
∙ Architect: Conrad Alfred Meussdorffer [sfhistoryencyclopedia.com]
Posted by socketadmin at 8:30 AM | Permalink | Comments (9) | (email story)
Bank Owned (With Big Windows) At The Beacon: 260 King #957
You’ll have to budget for a few kitchen appliances, and don’t forget about that southern sun (or rather its heat), but if you have your heart set on living at The Beacon you might want to take a look at 260 King #957. Corner unit, big windows, over 1,100 square feet, and now bank owned and listed at $584 per square foot ($644,900).
Tax records would suggest a previous sale of this very unit (and previous building comp) at around $782 a square foot ($860,000). And four other one-bedrooms at 260 King are currently on the market from $690 to $857 (a square).
∙ Listing: 260 King Street #957 (1/1.5) - $644,900 [MLS]
∙ Quite Literally At The Beacon [SocketSite]
Posted by socketadmin at 8:00 AM | Permalink | Comments (37) | (email story)
April 30, 2008
A Total Noe Fixer/Tear-Down (For A Little Less Than Two Years Ago?)
It’s a "total fixer" or "tear-down" which makes pricing a bit tricky as “potential” value is not only in the eyes, but also the hands of the beholder.
That being said, over in Noe Valley 1409 Sanchez was briefly in contract this past January when listed for $1,100,000. After falling out of contract, however, the list price for the property was subsequently reduced to $995,000 in February, to $940,000 in March, to $849,500 two weeks ago, and to $799,500 yesterday.
As a plugged-in reader notes, the property last changed hands on 12/30/05 for $868,000. But we don't know whether or not it would have been considered a "total fixer" or "tear-down" at the time. Or if anybody has attempted to pursue either path since.
UPDATE: From a plugged-in reader: "I really like this area of Sanchez and Duncan and remember when it was sold in late 2005. The owner had died and the place was a total mess. No garage, a small lot, and a complete tear down." And with that we have an apple.
∙ Listing: 1409 Sanchez (2/1) - $799,500 [MLS]
Posted by socketadmin at 6:00 AM | Permalink | Comments (37) | (email story)
April 29, 2008
Apparently The Market Couldn’t See Past The Paint (Or Could It?)
The original (and still active) listing photos for 402 Sanchez: Above
The new price: $1,234,050 (previously $1,299,000, originally $1,350,000)
The new notes: “Interior has been repainted with neutral colors” and “Now on lockbox!”
The last pre non-neutral paint and remodel sale: $1,200,000 (on 10/24/2006)
∙ Listing: 402 Sanchez (2/2) - $1,234,050 [MLS]
Posted by socketadmin at 3:48 PM | Permalink | Comments (13) | (email story)
April 25, 2008
Don’t Confuse The Market’s "Appreciation" With Ours: 2140 Bush #5
While we featured 2140 Bush Street #5 two years ago when it was listed for $1,195,000, the fact that it’s back on the market today for $1,695,000 doesn’t actually speak to market appreciation (think complete overhaul and another aspect of "mix").
The higher resale price will, however, contribute to a higher average sales price for properties in the neighborhood (and industry reports of said "appreciation"). But the only appreciation of which we can be absolutely certain is ours (for the pad).
∙ Listing: 2140 Bush Street #5 (1/1.5) - $1,695,000 [MLS]
∙ Loft Style Living In Pacific Heights [SocketSite]
Posted by socketadmin at 12:00 PM | Permalink | Comments (28) | (email story)
It’s Already Been Remodeled (And Yet We’re Still Seeing The Bones)
Frederick Meyer designed, solar panels added, and a little leaded glass sprinkled throughout. It’s a nice combination. And not that it’s not already livable (or for that matter remodeled), but we find ourselves focused on the bones and fantasizing about a high-end New York (life) style rebirth.
∙ Listing: 718 Pine Street (3/3.5) - $2,350,000 [McGuire] [MLS]
Posted by socketadmin at 9:22 AM | Permalink | Comments (1) | (email story)
April 24, 2008
Officially "Coming Soon" (As In This Afternoon): 1226 2nd Avenue
Alternative (but rejected) headline: “Interactive Floor Plan Porn, Simple But Not Plain.”
∙ Listing: 1226 2nd Avenue - $1,879,000 [1226-2ndavenue.com] [Interactive Floor Plans]
Posted by socketadmin at 11:00 AM | Permalink | Comments (38) | (email story)
“Plans” But No Permits (Or Even Approvals As Best We Can Tell)
As best we can tell they’re simply “plans” (i.e., no approvals or permits) to develop the lot.
And as such, these 16 units aren’t part of our pipeline.
But the potential (for) development is on our radar along with the rest of the ‘hood.
∙ Listing: 616 20th Street - $2,000,000 [MLS]
∙ SocketSite’s Complete Inventory Index (Cii): Q1 2008 (San Francisco) [SocketSite]
Posted by socketadmin at 9:30 AM | Permalink | Comments (5) | (email story)
April 23, 2008
An Update (And Reduction) For A Marina Apple To Be: 3342 Divisadero
Two and one-half months ago 3342 Divisadero hit the market with a list price of $1,295,000. Two bedrooms (but only one bathroom), two car parking, top floor, remodeled, and in the heart of the Marina (District 7).
Five weeks ago the list price was reduced $46,000. And yesterday, the price was reduced another $44,000. Now asking $1,195,000. That is $45,000 more than the contract price of two years ago (which would suggest annual appreciation of 1.9% over the past two years). But if a plugged-in tipster is correct, both the kitchen and bath have been remodeled since (which might effectively suggest no appreciation at all).
∙ Listing: 3342 Divisadero (2/1) - $1,195,000 [MLS]
∙ Apples To Apples: 3342 Divisadero (2 Bedroom Condo In The Marina) [SocketSite]
Posted by socketadmin at 6:00 AM | Permalink | Comments (21) | (email story)
April 22, 2008
It’s Like Living In New York (Only With Fewer Cabs And Town Cars)
What one might get for $6,299,000: Seven bedrooms, high ceilings, big views, interesting bones and a tenant on the top floor (with the best views of all). What one isn’t going to get for this $6,299,000: A single parking space.
No word on why they're not marketing it as an "earth-friendly" abode (especially on a day like today).
∙ Listing: 2721 Pacific Avenue (7/6) - $6,299,000 [MLS]
∙ Earth Day [wikipedia]
Posted by socketadmin at 7:30 AM | Permalink | Comments (28) | (email story)
April 21, 2008
A One-Bedroom Resale Officially Joins The Twos At One Rincon Hill
As far as we know it’s the first one-bedroom resale at One Rincon Hill to officially hit the MLS and they’re asking $719,000 for the 725 square foot condo on the 18th floor. At the same time, and for a thousand dollars less, a resale on the 33rd floor is one of a handful of one-bedrooms that has been unofficially listed on Craigslist for quite some time.
I have a unit which I put a deposit down back in Aug. of 06. I paid 728,000 for the unit and am willing to take a 10k hit. I need someone to take over my contract.
According to earlier posts the deposit was $25,000 so you might have some room to negotiate the size of that "hit." Then again, if values are up since 2006 it seems rather strange that you should be able to negotiate a “hit” at all.
∙ Listing: 425 1st St #1805 (1/1) - $719,000 [MLS]
∙ $718000 Rincon Hill 33rd Floor [Craigslist]
Posted by socketadmin at 8:30 AM | Permalink | Comments (85) | (email story)
April 18, 2008
We Provide The Photo, Address And Floor Plan, You Provide The 'Teur
From the listing: “Literally a restaurateur's kitchen.” And so now we have to ask, who knows which one? And as such we have to wonder, isn't that stove a tad far from the sink? You know, the nine-foot triangle and all.
UPDATE: Damn you're good. The restaurant(s) would be Isa (of which we're fans) and Domo (at which we've never eaten). And the ‘teur, Luke Sung.
UPDATE: Unfortunately the floor plans attached to the listing are a bit distorted (note the half-bath). And as a plugged-in reader notes, "the lower floor extends out to the edge of the terrace above."
UPDATE (4/21): And fortunately, a plugged-in tipster forwards more precise floor plans for the readers to peruse.
∙ Listing: 153 Avila (3/2.5) - $2,695,000 [153avila.com] [MLS]
∙ The Kitchen Work Triangle [merillat.com]
Posted by socketadmin at 1:44 PM | Permalink | Comments (22) | (email story)
Forget His And Hers Baths, How About His And Hers Living Rooms?
∙ Listing: 1335 Minna Street #3 (1/2) - $1,099,000 [MLS]
Posted by socketadmin at 1:22 PM | Permalink | Comments (23) | (email story)
Do As The Agent Says, Not As The Listing Notes (Or The Sellers Do)
While the listing touts: “Sell your car. You won't need it anymore as this condo is so centrally located to everything that is San Francisco,” the listing also advertises two car parking. Leased (for $550 per month) of course.
∙ Listing: 1252 Washington Street (2/1.5) - $895,000 [MLS]
∙ A Parking Space (And MLS) Pet Peeve [SocketSite]
Posted by socketadmin at 1:03 PM | Permalink | Comments (11) | (email story)
Fortunes Can Be Fleeting (And Mansions Can Be Foreclosed Upon)
From the listing:
This magnificent Pacific Heights mansion consists of seven bedrooms, six full baths and 3 half baths. The home features a ballroom, gallery, formal dining room, library, family room w/ Golden Gate Bridge view, seven fireplaces, two balconies, two terraces, elevator to all four levels, large butler's pantry and a grand kitchen. The lower level offers a two bedroom, one and a half bath apartment, access to garden and a four car garage. Incredible quality, exquisite details; truly a masterpiece!
From our plugged-in tipster:
Listed in 2002 for 13,500,000 but withdrawn. No sale. Property is [now] bank owned.
And from us: Home to Danielle Steele and John Traina before moving a few blocks east to the Spreckles Mansion in 1989, 2510 Jackson was purchased by Critical Path founder David Hayden in 2000. As Hayden’s fortunes changed along with those of Critical Path during the dot-com bust, Robertson Stephens moved to foreclose on the mansion in 2002. And then a few months later, Robertson Stephens’ fortunes changed as well.
We don’t know who actually ended up with the mansion on their books (although we do know that Bank of America was in for $5 million in 2000), or when it actually landed there (PropertyShark seems to suggest it’s still owned by Hayden). But we do know the asking price in 2008: $14,900,000.
Now about that newfangled dot-com web 2.0...
UPDATE: From a plugged-in reader: "[T]ransfered with a sheriffs deed on 4/3/08 for 6.1mil to Robertson Stephens."
∙ Listing: 2510 Jackson (7/6.5) - $14,900,000 [MLS] [Sotheby's]
∙ Critical Path founder feuds with bankers [SFGate]
∙ Robertson Stephens to close [San Francisco Business Times]
Posted by socketadmin at 10:36 AM | Permalink | Comments (17) | (email story)
We Know, We Know...Earthquakes (But We Do Love Our Books)
If you’ve ever wondered what became of that little grocery at the corner of 18th and Danvers, here’s your chance to peek inside. And we know (especially on a day like today), earthquakes. But hey, we do love our books. And at least they’re not over the bed.
∙ Listing: 105 Danvers/4695 18th (4/3) - $2,289,000 [MLS]
∙ Hundreds remember 1906 earthquake [SFGate]
Posted by socketadmin at 8:13 AM | Permalink | Comments (20) | (email story)
April 17, 2008
And After the Power Outage And Subsequent Storm…A Pool!
How many homes can boast “electric retractable sunroofs?” As far as we’re concerned, not nearly enough (global warming and all). In fact, off the top of our heads we can only think of one other. And that one was a bit more modern modern (and to our tastes).
∙ Listing: 2245 9th Ave (3/2.5) - $1,395,000 [MLS]
∙ Mo' Modern, Mo' Modern, Mo' Modern (But No Nelly) Over In Noe [SocketSite]
Posted by socketadmin at 11:20 AM | Permalink | Comments (8) | (email story)
Now 51% Below “Below Market Value!” In Bayview (And It Lasted!)
Eleven months ago 1487 McKinnon Avenue, a single-family home in Bayview, hit the market for $579,000. After two weeks the price was reduced to $559,000 (with the listing advertising “below market value!!” and “wont last!”). And seven months later it was owned by the bank and back on the market for $369,900.
Today? $269,900 and still seeking a buyer (other than said bank).
∙ Listing: 1487 McKinnon Avenue (2/1) - $269,900 [MLS]
∙ Reductions On Two Two-Bedrooms Approaching Two Months [SocketSite]
∙ Back On The Market And Below “Below Market Value!” In Bayview [SocketSite]
Posted by socketadmin at 7:30 AM | Permalink | Comments (57) | (email story)
April 16, 2008
The Circle Of Life: From One To Five And Back Again (615 Buena Vista)
615 Buena Vista Avenue was born a single-family home in 1906; was chopped up into a five unit building (and sold as such for $3,500,000 in 2006); and is now back to being billed as a single-family residence (plus "legal" one-bedroom on the lower level).
We’re big fans of the Arts and Crafts exterior, and equally so of the beautifully modern Haus Martin right next door (a fantastic juxtaposition which we wish more would embrace).
As far as the “approved plans and permits…[to] add a two car side-by-side garage,” don’t ask us. And as far as the listing photo(s), we'll just assume the wide-angle lens somehow got stuck on the photographer's camera that day.
∙ Listing: 615 Buena Vista Ave (5/3.5) - $3,895,000 [McGuire] [MLS]
∙ Haus Martin And Cass Calder Smith Architecture [SocketSite]
Posted by socketadmin at 9:49 AM | Permalink | Comments (24) | (email story)
April 14, 2008
Barely In The Shadow Of A Baron/Magnate’s Manse: 1407 Golden Gate
Designed by William Armitage, 1407 Golden Gate was constructed in 1892 along with three adjacent buildings (including The Chateau Tivoli) for a lumber baron/shipping magnate.
This TIC unit features high ceilings, a double parlor, a fair amount of original detailing, and monthly HOA dues of only one hundred dollars a month. No mention, however, of when to expect that special assessment to keep this lady in the paint to which she's become accustomed.
∙ Listing: 1407 Golden Gate Avenue (3/1.5) - $749,000 (TIC) [Coldwell Banker] [MLS]
∙ The Chateau Tivoli (1057 Steiner Street) [chateautivoli.com]
Posted by socketadmin at 12:59 PM | Permalink | Comments (55) | (email story)
April 11, 2008
Homes On Esprit Park: A Two-Bedroom (With Timbers) "Right Pricing"
While the first round of reductions might have been limited to new construction one-bedroom units at Homes on Esprit Park, we can confirm that's no longer the case.
Yesterday the list price for 900 Minnesota #S320 was officially reduced $61,620 (5.8%) and the list price for 900 Minnesota #S322 (above) was officially reduced $51,972 (4.9%).
No word on any new price guarantees (or recent references to those of yore).
∙ Listing: 900 Minnesota #S320 (2/2) - $991,830 [MLS]
∙ Listing: 900 Minnesota #S322 (2/2) - $1,007,478 [MLS]
∙ Homes On Esprit Park: The Foreshadowing Comes To Fruition [SocketSite]
∙ A Price Guarantee From (And Proof Of Price Reductions At) Esprit Park [SocketSite]
Posted by socketadmin at 11:00 AM | Permalink | Comments (26) | (email story)
Simply An Outdoor Shower For A Sunny Sunday Friday Morning
We know, we know, it’s San Francisco. But we’ve always had a thing for nice outdoor showers. Especially on sunny mornings (second only to warm afternoons and evenings).
∙ Listing: 4328 18th Street (2/1) - $1,249,000 [Paragon] [MLS]
Posted by socketadmin at 9:28 AM | Permalink | Comments (16) | (email story)
April 10, 2008
The Circle Of Life In Pacific Heights: 1817 California Street #2E
If you happen to be the tenant(s) of 1817 California Street #2E and you’re not yet aware, your days are likely numbered. Two bedrooms, one and one-half baths, 787 square feet, one parking space, and listed at $498,000. Only one showing (this Sunday 4/13 from one to three) and offers thereafter.
UPDATE: Make that circles (plural). From a plugged-in reader:
11/18/05: property listed at $750,000
1/11/06: listing expires
2/08/06: listing comes back on, now up to $799,000
7/08/06: listing expires
7/11/06: listing comes back on, still $799,000
9/05/06: price reduced (back) to $750,000
9/28/06: listing is withdrawn by agent (owner)
7/27/07: property listed at $710,000
8/27/07: price reduced to $699,950
1/01/08: property withdrawn by agent (owner)
2/13/08: property listed at $675,000
3/10/08: price reduced to $665,000
4/08/08: property withdrawn by agent (owner)
4/07/08(huh?): new listing! new agent! new price! $498,000.
UPDATE: And as another plugged-in reader ads, purchased for $650,000 on 9/23/05.
∙ Listing: 1817 California #2E (2/1.5) - $498,000 [Century 21 via Pacific Union] [Map]
Posted by socketadmin at 12:01 PM | Permalink | Comments (35) | (email story)
A Parkside Single-Family Home Today (For A Little Less Than Then)
If you purchased a single-family home in 2006 in District 2, or more specifically around 27th Avenue in Parkside, there’s a decent chance that 2100 27th Avenue was one of your, your agent's, or your appraiser’s “comps.”
Unfortunately 2100 27th Avenue is now owned by the bank. And while the home was purchased in May of 2006 for $805,000, it’s back on the market today for $674,628.
No word on where to file for your rebate (should it sell for less than $805,000).
∙ Listing: 2100 27th Avenue (2/1) - $674,628 [MLS]
Posted by socketadmin at 6:00 AM | Permalink | Comments (40) | (email story)
April 8, 2008
The New New 1342 Shrader (And Guest Studio/Office Out Back)
This isn’t exactly the same 1342 Shrader that sold for $1,900,000 in 2003. Think major remodel, reclaimed space, and a new guest studio/office in the garage out back.
And wouldn’t you know it, but of the 3,300+ square feet of living area (plus 1,000+ for garage and storage), we’re drawn straight to the aforementioned 485 square foot guest studio. What can we say, we’ve got a soft spot for small/unique spaces.
∙ Listing: 1342 Shrader (5+/4.5) - $3,500,000 [talklein.com] [Floor Plans]
Posted by socketadmin at 4:31 PM | Permalink | Comments (12) | (email story)
We’re Not Sold On The Pool (But We Do Love The Walls Of Doors)
It’s not on the MLS, but it is online. And it is looking a bit more LA (or perhaps Peninsula) than SF. But we’re not complaining. And we do love walls of doors.
∙ Listing: 695 Arkansas - $3,000,000 [Byzantium]
Posted by socketadmin at 8:28 AM | Permalink | Comments (47) | (email story)
April 7, 2008
Sleepiguy Says: “5.9 Might Be A Possibility” Listing Says: “New Price!”
From a plugged-in “Sleepiguy” last month: "The long expected price reduction [for 3400 Clay] is here! They knocked off about 700k. It's now $6,295,000. Honestly, that's still not enough. 5.9 might be a possibility, but that's pushing it."
From the listing today: “New price reduction!” Now listed at $5,800,000 (a reduction of $495,000 and now $1,300,000 under original asking).
∙ Listing: 3400 Clay Street (4/5) - $5,800,000 [MLS]
∙ Nothing But Numbers (And A Pretty Picture): 3400 Clay Street [SocketSite]
Posted by socketadmin at 10:57 AM | Permalink | Comments (11) | (email story)
April 4, 2008
The Perfect Pied-A-Terre For The Entire Family (And Then Some)
It’s been up on the broker’s website for awhile, and now it’s made it to the MLS. Full floor, five bedrooms, five baths and it’s a co-op (think $1,900/mo HOA). The killer line: “…an urban pied-a-terre perfect for weekends in the City.”
∙ Listing: 1800 Gough Street #6 (5/5) - $3,000,000 [MLS] [Byzantium]
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Nationally Recognized (Just Not A Landmark): 2355 Washington
One source pegs its beginnings to around 1870, while another about 1882. Regardless, both agree that 2355 Washington (aka the Dallam-Merritt or Augustus Starr house) is indeed on the National Register of Historic Places. (But it's not a Historic Landmark.)
Having last changed hands ten years ago for $2,750,000, the interior has since been remodeled. And the leopard print carpeting on the stairs? Probably not period.
∙ Listing: 2355 Washington Street (6/5.5) - $6,950,000 [MLS]
Posted by socketadmin at 9:35 AM | Permalink | Comments (11) | (email story)
April 3, 2008
It’s Not Exactly A Fixer, But Rather A Lot (And A Shell): 1847 Scott
Apparently the foundation is new, but not “completely finished.” And while there are approved plans “included in sale," we can't tell if those plans include the top floor penthouse which was a point of contention (and unsuccessfully appealed by the permit holder in 2006) or not.
We do like the location, and it is zoned RH-2, but do take note of the skinny lot and hence the need to push up (at least at this price).
∙ Listing: 1847 Scott Street - $875,000 [MLS] [Map]
Posted by socketadmin at 9:30 AM | Permalink | Comments (21) | (email story)
April 2, 2008
Master Bed, Half-Bath And Beyond Bracing (650 2nd Street #601)
From a tire warehouse (Goodrich) in 1923, to a booze warehouse/office (Seagrams), to a printing plant and corporate headquarters (George Lithograph Company), to twenty-four (24) live/work lofts in 1996, 650 2nd Street is a true conversion building.
Which should help explain the half-bath in the master suite of #601 (with the two full baths a floor below). And the not so subtle seismic bracing in the living room as well.
∙ Listing: 650 2nd Street #601 (2/2.5) - $1,695,000 [650secondstreet.com] [MLS]
Posted by socketadmin at 4:00 PM | Permalink | Comments (49) | (email story)
188 King Street #305 Returns To The Market (And Is Quickly Reduced)
Originally offered by the developer in May of 2006 for $925,000 (and purchased for said amount according to tax records), 188 King #305 returned to the market a month ago with a list price of $869,000. And two weeks later, that list price was reduced down to $849,000.
As you might recall, it was eighteen months ago that we calculated that only seven of the 44 condos that compose 188 King Street had been sold on the open market despite “multiple releases” and five additional units being advertised as “sold” for marketing purposes (but retained by the developers).
And keep in mind that unsold units ended up becoming rentals (which could affect financing), and a week after the sale of #305 closed escrow the developer cut prices by up to $100,000 (which still didn't manage to move the sales needle at the time).
∙ Listing: 188 King Street (1/2) 1,123 sqft - $849,000 [MLS]
∙ 188 King: Phase I Pricing [SocketSite]
∙ 188 King Street: The Rents [SocketSite]
∙ The Scoop On 188 King Street: Now Selling Leasing [SocketSite]
∙ Price Reductions At 188 King [SocketSite]
Posted by socketadmin at 1:19 PM | Permalink | Comments (11) | (email story)
Sutter Heights (1521 Sutter) Update: Preview Showings And Pricing
With completion now expected by the end of this month or early next, “preview showings” of 13 of the 28 "Feng Shuied" condos are underway at Sutter Heights (1521 Sutter Street).
No official update on “pre-sale” performance, but we will note that there were only 11 units available last June (as opposed to at least 13 today). And while 1521 Sutter Street #306 has recently been listed at $879,000, #206 was originally listed at $879,000 as well (which might suggest some downward adjustments in pricing).
Pricing guidance on the aforementioned thirteen units: six one-bedrooms from $575,000 to $859,000, and seven two-bedrooms from $795,000 to $1,079,000.
∙ Listing: 1521 Sutter Street #306 (2/2) 930 sqft - $879,000 [MLS]
∙ Floor Plans And Feng Shui At Sutter Heights (1521 Sutter) [SocketSite]
∙ Sutter Heights (1521 Sutter) Update: Construction Nears Completion [SocketSite]
Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)
April 1, 2008
Details, Details, Details On An 1880’s San Francisco Stick Victorian
True to heart (and design), the website for 545 Sanchez shows off small rooms but beautifully restored Victorian style and details.
And it's open this Sunday (4/6) for interested parties (and Victorian enthusiasts alike).
∙ Listing: 545 Sanchez (3/1.25) - $1,795,000 [545sanchez.com] [MLS]
Posted by socketadmin at 11:55 AM | Permalink | Comments (31) | (email story)
From Play House For Youngsters, To Contemporary Oasis With Fire
A plugged-in “Tipster” correctly identified the listing to be based on a single view shot from the balcony, and now it’s officially here. From before to after, 2848 Union Street has been “extensively remodeled” in conjunction with Werner Design Associates inside and Topher Delaney out back.
And while we do like what they’ve done throughout, we have to admit it’s the garden area that immediately caught our attention as what was once described as a “charming Green House or ideal Play House for the youngsters in the family” has been replaced with “an exquisite contemporary oasis with fire and sculpture elements.”
And no, this isn’t any April Fool’s.
∙ Listing: 2848 Union Street (3/3.5) - $5,000,000 [SF Properties] [Previous Sale]
∙ Coming Soon In Cow Hollow (But We Want To Know Now) [SocketSite]
Posted by socketadmin at 8:27 AM | Permalink | Comments (25) | (email story)
March 31, 2008
A Clean Compliment To The Edwardian Character Of 1205 Cole
It’s bound to feel a bit too cold (or perhaps even industrial) to some, but we quite like the how the clean kitchen and baths compliment the Edwardian character of 1205 Cole.
∙ Listing: 1205 Cole (2/2) - $1,250,000 [MLS]
Posted by socketadmin at 8:45 AM | Permalink | Comments (7) | (email story)
Apples To Apples To Be In Pacific Heights: 2243 Franklin Street
Having last changed hands on 5/31/07 for $1,250,500 this apple has barely had a chance to ripen. Nonetheless, it’s back on the tree and looking to be picked.
Granted, 2243 Franklin is on a busy street. But then again, it’s no busier than it was ten months ago. And it is a rather nice top floor unit with some nice detailing and a great deck out back.
You know the drill. And the point isn't whether or not the sellers will make money on this transaction, it's how has the market moved since they were the buyers.
∙ Listing: 2243 Franklin (2/2) - $1,275,000 [MLS]
Posted by socketadmin at 1:35 AM | Permalink | Comments (7) | (email story)
Another Non-Comp Comp Along The Booming Van Ness Corridor
There's no longer a kitchen (or even really a bathroom). But the listing is touting “instant equity” and a “motivated” seller for this “unfinished” loft in the Marquee building along the booming Van Ness corridor.
Currently listed at $620,000, 151 Alice B. Toklas Place #708 changed hands on 9/30/04 for $607,500, on 10/05/06 for $865,000, and most recently on 1/9/08 for $708,933. Of course that last “sale” was to Merrill Lynch Mortgage Lending.
It's also interesting to note that #808 last changed hands on 4/27/2007 for $819,500. And at the time, the buyer likely counted on the sale of #708 in 2006 (at $865,000) as a comp.
∙ Listing: 151 Alice B. Toklas Place #708 (1/1) - $620,000 [MLS]
∙ JustQuotes: A Reminder That They’re Not Just Building Down In SoMa [SocketSite]
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March 28, 2008
The Same House In Address Only: A Contemporary 844 Bay Street
In 2004 844 Bay Street (the one with the red door) was a two-bedroom single-family home of two thousand and thirty-five square feet that sold for $1,550,000.
Today it’s a three-bedroom home of four thousand and five hundred square feet with Zen garden and yoga studio; home theater; big bay views; and a rather nice contemporary interior if you happen to like that kind of thing (which we do).
∙ Listing: 844 Bay Street (3/3.5) - $5,249,000 [844bay.com] [MLS]
Posted by socketadmin at 9:56 AM | Permalink | Comments (18) | (email story)
A SocketSite Reader Reports: 65 Caselli Returns With Just One DOM
As we wrote a little over two weeks ago:
The listing for 65 Caselli expired without generating a sale (as far as we know). If the seller is in fact "motivated" to sell, we wouldn't be surprised to see the properties return under a new broker. (And perhaps another new price...)
As a plugged-in Trip writes today:
I see that 65 Caselli, oft-featured here for the, um, interesting, bathroom, and significant price reductions is newly listed again. I believe it's now at an even further reduced price, and, of course, "officially" now on the market for 1 day.
And in summary: Originally listed a little over four months ago at $2,295,000, expired a few weeks ago at $1,699,000, and back on the market today at $1,649,000.
∙ Listing: 65 Caselli Avenue (3/4) - $1,649,000 [MLS]
∙ And Sometimes It’s Simply The Sinks (65 Caselli Avenue) [SocketSite]
∙ We Have A Motivated Seller! (But Still Seeking A Motivated Buyer!) [SocketSite]
Posted by socketadmin at 8:57 AM | Permalink | Comments (16) | (email story)
March 27, 2008
Another Modern Apple Is Up On The Noe Valley Tree: 576 30th Street
If you’re still kicking yourself for missing 576 30th Street when it was listed for $2,195,000 in October of 2006, here's a second chance. Yes, fifteen months after closing escrow for $2,125,000, it's back on the market today. And they're asking $2,195,000.
Modern. Single-family. Noe Valley. It's time to go on record or forfeit the right to write, “I told you so!”
∙ Listing: 576 30th Street (4/3.5) - $2,195,000 [MLS] [Past Sale]
Posted by socketadmin at 5:58 PM | Permalink | Comments (53) | (email story)
A Couple Of Acronyms, But Lots Of Character/Space: 1392 McAllister
We’ll skip right over the fact that it’s a TIC, parking is leased and half a block away, and it was subject to an owner move in eviction (OMI) in 2002. And instead, we’ll simply focus on the architecture (can you say quintessential?), condition (pride of ownership comes to mind), and character/square footage (lots of both).
∙ Listing: 1392 McAllister (3/2) 2,600 sqft - $998,000 (TIC) [MLS]
Posted by socketadmin at 8:15 AM | Permalink | Comments (36) | (email story)
March 26, 2008
From Rendering To Reality (At Least For Three): Homes On Esprit Park
For those who don’t put a lot of faith in renderings, but have long been interested in the Homes on Esprit Park development, three “preview” units in the South Court are now open to tour. One of which is either #S102 or #S302 (they share the same floor plan/photos).
∙ Listing: 900 Minnesota Street #S102 (1/1.5) - $594,928 [MLS]
∙ Listing: 900 Minnesota Street #S302 (1/1.5) - $614,620 [MLS]
∙ Esprit Park (900 Minnesota): Interior Renderings [SocketSite]
∙ 900 Minnesota: Now And Then [SocketSite]
Posted by socketadmin at 1:01 PM | Permalink | Comments (26) | (email story)
A Second (Coming) And A First (Approach): 2502 Leavenworth
It didn’t sell last year when it was listed for $5,495,000 (having been reduced down from $6,450,000). Nor does it appear to have been rented for the Craigslist advertised $33,000 a month (we hope nobody was using that as their benchmark). But that's not stopping 2502 Leavenworth from returning to the market and seeking $5,995,000.
The listing does note “[r]ecently added about 3000 sqft,” but we’re pretty sure that’s “recently” as in 2006 (not as in since the last listing). And it's the first time we’ve seen a listing for a single-family home in San Francisco tout, “condo alternative.” The times they are a-changin' (in more ways than one).
∙ Listing: 2502 Leavenworth (5/4.5) - $5,995,000 [2502leavenworth.com] [MLS]
∙ Buy It For Fifty Percent Less, Or Rent It For Thirty Percent More [SocketSite]
∙ RealRecentReductions: You’ve Seen These Before (Will You Again?) [SocketSite]
Posted by socketadmin at 9:56 AM | Permalink | Comments (28) | (email story)
March 25, 2008
Two Of The Four Copper Clad Condos Atop 17th Street Hit The MLS
As both a plugged-in tipster and a few readers have noted, two of the four copper clad condos atop 17th at Clayton have hit the MLS. One car parking (in a private garage); two of something (a little help here people); three bedrooms (three and one-half baths); and four levels each.
Priced at $774 and $786 per square foot (at least that's asking for these two).
∙ Listing: 4588 17th Street (3/3.5) 1,808 sqft - $1,399,000 [MLS]
∙ Listing: 4590 17th Street (3/3.5) 1,718 sqft - $1,349,000 [MLS]
∙ Copper (And Wood) Clad And Coming Semi-Soon At 17th And Clayton [SocketSite]
Posted by socketadmin at 6:03 PM | Permalink | Comments (30) | (email story)
Victorian Character, Updated Floor Plan, And A Little History To Boot
1900 Green offers Victorian character (both inside and out) but with an updated floor plan and modern amenities; four wood burning fireplaces (including two in the master suite above); and side-by-side parking for three cars (with an easy stroll down to Union/Chestnut, or even over to Fillmore/Polk, so that you can keep the spots filled).
The history (as in pricing): changed hands on 7/30/97 for $429,000, on 6/12/03 for $2,235,000, and on 4/16/04 for $2,525,000; currently asking $3,495,000.
Based on the pricing and permit history, we're assuming the last major renovation (save the all new windows) was in 2002. But considering the bump from 2004 to 2008 (which would represent average annual appreciation of 8.6%), we (or PropertyShark) could very well be wrong.
∙ Listing: 1900 Green (3/2.5) - $3,495,000 [MLS]
Posted by socketadmin at 4:07 PM | Permalink | Comments (7) | (email story)
You Know You’ve Always Wondered (And Here’s Your Chance To See)
It’s one of those little buildings that you’ve probably driven by a thousand times and always wondered what’s inside (at the corner of 5th and Folsom). And now here’s your chance to see.
Built in 1998 and designed by AXIS Architecture + Design, we're quite enamored with the urban patio and courtyard. Not to mention having a separate home office (896 Folsom) an olympic hop, skip and a jump away.
∙ Listing: 299 5th Street (2/2.5) - $2,149,000 [MLS] [Virtual Tour]
Posted by socketadmin at 10:06 AM | Permalink | Comments (23) | (email story)
March 24, 2008
Going Once, Going Twice (For Real?*) At Shore|Line: 41 Federal #42
From a list price of $939,000 to $869,000 to $850,000 to $830,000 to $813,400 to $797,150 to an auction this Wednesday (3/26/08) at 4:15 PM.
As you might recall, 41 Federal #42 had been offered by the developer for $850,000 sixteen (16) months ago before being purchased and then lost to the bank. The opening bid this week will be $100,000*. Care to forecast the final price?
And in case you didn't catch it, our 41 Federal headline almost three months ago: “Going Once, Going Twice…Going Five Times At Shore|Line: 41 Federal.” Boo.
*UPDATE (Redux): While we originally noted the lack of a “reserve” price and intimated that “it will sell,” it appears as though ex SF-er correctly parsed the auction's "subject to approval" language, and tipster demonstrates how being the highest bidder isn't always high enough.
∙ Real Estate Auction: 41 Federal #42 [williamsauction.com]
∙ Seller Motivated Drastic Price Reduction Penthouse Unit [SocketSite]
∙ And Now We’re Back Below Where We Started [SocketSite]
∙ Savings At Shoreline (41 Federal) [SocketSite]
∙ Going Once, Going Twice…Going Five Times At Shore|Line: 41 Federal [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (40) | (email story)
March 22, 2008
Through And Through And Throughout On A Sunny Saturday Morning
While it appears as though 2311 Scott Street #1 last changed hands for $1,090,000 in 2005, it has been completely overhauled since (so no apples, but soon to be contributing to an increase the neighborhood's average sales price). And based on what we see, and in (the) light of this sunny saturday morn, we're fans through and through (and throughout).
∙ Listing: 2311 Scott Street #1 (3/2) - $1,995,000 [MLS]
Posted by socketadmin at 10:00 AM | Permalink | Comments (25) | (email story)
March 21, 2008
An Admittedly Incomplete Update For A Few Featured Properties
From $992,000 in December, to $895,000 in January, to $825,000 today, a short sale at the current list price for 1150 Folsom #1 would represent no appreciation for this Sternberg-Benjamin designed loft since October 2005.
Over in Lower Pacific Heights the list price on the already bank owned