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1228-1230 Leavenworth Street

Attractive & Updated Traditon in Nob Hill with Opportunity and Potential

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This property has the look, feel, and space befitting of its iconic San Francisco location.

It’s obvious this property has the look, feel, and space befitting of its iconic San Francisco location. Currently used as two income-producing flats, number 1230 would be delivered vacant with its outdoor space and recently updated interior. And number 1228, with its sleek finishes, ample space and garage parking, produces a monthly income of $4500.

The property is the right match for the thoughtful owner/investor wanting space, character, and location. Traditional architectural elements with upgrades including a fully legal 1-car garage circa 2003, updated gourmet gas kitchens with wet bar areas (2004), individual laundry rooms with full-size machines in each flat with 9-foot ceilings. Each flat has 3 bedrooms & 1 bathroom. (The upstairs unit is the ‘owner’s unit’ for OMI purposes). There is about 400 sqft of private outdoor space for the lower flat. The building has RM-3 zoning with approx. 6’-7′ of undeveloped space below lower flat currently used as storage rooms, breezeway, light well and crawl space; but all of this is above street-level. A large number of possibilities await.

The property is listed exclusively with Kevin K Ho, Esq., and Vanguard Properties.

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Pictures

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Showing Schedule:

Open at the following scheduled times:

Please call for showing appointments.

OFFERED AT:

  • $2,498,000
  • $2,373,000

Offers welcome any time.

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Location.

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The Neighborhood.

1228-1230 Leavenworth sits in Nob Hill, which is one of the City’s ‘iconic’ neighborhoods. The property is across the street from Le Beau/Nob Hill Market and is a 5-minute walk to Trader Joes on California Street and a 10-minute walk to the nightlife on Polk Street.

Here’s a little context for you:

  • The area first drew the Gold Rush elite after Cable Car service started in the late 1800s, which drew people away from South Park and Rincon Hill. The cable cars still exist and folks do commute to work using them. 1228 sits at a great location with a walk score of 98 (it just went up recently) and a transit score of100.
  • The area’s supervisor is David Chiu (the Board President) and your Congressperson is Nancy Pelosi. Median price change for the neighborhood (boundaries of which are vague) over the past year has been +16.16%. Zip codes are 94108 and 94109.
  • Walkscore: 98 (Walkscore)
  • The Nob Hill Neighborhood Association 
  • Neighborhood Briefing (SF Chron.)
  • The Area in Historic Context (wiki)

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Nob Hill, San Francisco

What Makes 1228-1230 So Special?

This is an elegant building with curb appeal and quality that combines modern upgrades, a detailed & updated façade, steady income with potential for the thoughtful owner/investor looking for space, character, and location. Two distinct flats are unified by similar layouts with spacious rooms and well-appointed kitchens and more — this is a truly special limited-time property.

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The Details.

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In Detail: the Property’s Logical Layout.

The Property is a large 3400+ sqft. building located near the crest of Leavenworth Street between Clay & Sacramento Streets in San Francisco’s iconic Nob Hill. The property is comprised of a pair of generous and updated 3-bedroom flats with one flat being delivered vacant and the other producing a healthy income from month-to-month young professional tenants who have been there just about 3 years. The flats share nearly identical floor plans, highlights include:

  • The living areas are perched above Leavenworth with sleeping quarters for each flat located in the rear, quiet portion of the property.
  • The property has a large one-car, wide, concrete-reinforced garage that was installed in 2003.
  • Solid stone stairs lead up to two elevated flats with their own entrance.
  • The two flats sit atop a pair of storage rooms with about 600 sqft of space that adjoin a wide breezeway that opens out to large courtyard-like light well.
  • Each flat has 9-foot ceilings and nearly identical floor plans that balance public and private space logically.
  • Each floor plan begins with a street-facing living room anchored with adecorative mantled fireplace that flows naturally into a formal dining roomthat has a bank of true-divided light windows overlooking a private outdoor space.
  • The dining room, with its coffered tray ceilings, adjoins fully-stocked remodeled gourmet kitchens from 2004.
  • Prior owner-occupiers renovated each flat’s kitchen in 2004 with attention to detail and flow. You can tell as each is immediately next to the dining room with a pass-through wet-bar area (thus allowing our fearless dinner party host to stage and present great drinks and food to guests).
  • Each kitchen has a wine refrigerator, gas stove & oven, exhaust hoods that vent outdoors, french door refrigerator, dishwasher, deep sink withgarbage disposal, surrounded by custom cabinets, granite countertops, recessed and under mount cabinet lighting.
  • Across the hallway from the kitchen each flat has its own separate full laundry room stocked with a full-size washer and gas dryer next to a large laundry sink with plenty of storage shelves.
  • Sleeping quarters are in the rear of the building and are three good-sized, quiet and private bedrooms each with large closets and built-in shelving in the master bedrooms of each flat. There is also a linen closet in the hallway. The master closets look as if there may have been bathrooms in the past. Interested buyers should investigate this.
  • Each flat has one bathroom with a shower/tub combination, upgraded and modern fixtures compliant with modern conservation and safety standards.

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The Floor Plans.

[button link=”https://www.dropbox.com/s/r540lfy9z59kl6v/1230%20Leavenworth%20rev%20flr%20plans.pdf” type=”big” color=”orange” newwindow=”yes”] The Floor Plans[/button]

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Essential Facts about 1228-1230:

  • MLS: San Francisco MLS District 8C (Nob Hill), MLS Number: 415865
  • Victorian-Edwardian architecture with modern updates currently configured as 2 independent flats, one delivered vacant, 1-car parking, 2 large storage rooms, 2-3 foot attic.
  • Living area: Total living area is approx. 3420+ sqft according to tax & public records (click here),
  • Circa: 1909. Garage added in 2003; Kitchens updated in 2004. Property has updated forced-air heating systems, plumbing and electrical service (200 amps; separate gas and 2 electric meters).
  • Lot Size: approx. 26’ x 100’ Lower flat has 400+ sqft of outdoor space.
  • Zoning: RM-3 (Res. Mixed-Use, Med. Density); two large storage rooms downstairs with nearly 600 sqft of space with approx. 7-foot ceiling height. Each flat has 9-foot ceiling heights.
  • Height Restriction: 65′ (A) (attic above upper unit)
  • Upper Flat Rental Income: approx. $4500/month, month to month, tenancy started in Feb. 2011, tenants pay all utilities except for garbage. (Banked rent increase of approx. $200 available)

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A Video Walk-Through of 1230

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1228 Leavenworth

  • The upper flat (#1228) has rich, dark finished hardwood floors, a larger and longer living room, recessed lighting throughout, a split bathroom with shower-over-tub, pedestal sink, and stacked washer & dryer. Parking and use of garage is associated with this flat.
  • The upper flat had 1 single past owner move-in eviction of non-protected tenants taking place in March 2004, which is on file with the Rent Board. Any constraints have since expired. Current tenants are young professionals who moved to the property in March 2011. Monthly income is $4500 with tenants paying all utilities and the landlord paying the garbage bill only. There have been no rent increases during this tenancy, which is now month-to-month. This is also the “Owner’s Unit” as defined by regulations governing owner move-in evictions (OMI, non-protected status tenants, March 2004).

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1230 Leavenworth

  • The lower flat (#1230) has traditionally finished Oak floors, plantation shutters, coffered tray ceilings in the dining room, updated kitchen, remodeled bathroom with travertine, shower-over-tub, and approx. 400 sqft of private outdoor space accessed by via one of the bedrooms. 
  • The unit will be delivered vacant.

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