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Now Selling: 65 Hermann St., No. 3, San Francisco, MLS # 506536

65 Hermann #3, Dining Room

Slide 65 Hermann No 3 Dining and Kitchen Slide 65 Hermann Slide 65 Hermann Slide 65 Hermann now selling KEVIN K. HO + JONATHAN B. MCNARRY PRESENT residence 3 65 HERMANN STREET the architect’s home Vanguard Properties

EXCLUSIVELY BY:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 506536

Top Producers, Top 21 Vanguard Properties, Top 1% of San Francisco Agents

NOW SELLING.

65 Hermann Street

residence 3

The Architect’s Home. A centrally located backdrop for life — and Instagram

An architect’s former home, residence 3 at 65 Hermann Street shows how to create an urban escape. Number 3’s owner did it right because you’ll feel eminently comfortable and relaxed as soon as you walk in. There’s a calm, warm and bright vibe waiting for you.

The 1-bed, 1-bath condominium features a deeded 75-sqft patio where you can tend to your plants or relax in the sun. There are wide-plank oak floors underfoot, a just-updated dual galley kitchen with new counters, stainless steel appliances and updated modern lighting throughout. The large living room can accommodate working from home easily, its large wall space and gallery lighting where you can display your favorite pieces of art (or hang a giant tv). The subway-tiled bathroom is generous as is the bedroom and its large closet. This home has quality, location and convenience.

While you have a deeded parking space, you may not need it given that you’re at the intersection of Duboce, Hayes Valley and the Lower Haight, three of the most vibrant and interconnected neighborhoods in the City with transit, biking and driving options at your leisure.

LISTED AT:

$749,000

 

Photos
The Photos

Photos
The Property Video

Photos 360
A 3-D Tour

Because virtual tours are all the rage (by necessity) these days, here’s the tour for Unit 305. It’s pretty neat and accurate. Note: Mr. Raffi (the black lab) is excluded from the sale).  [This tour will expire by late 2020]

Photos zoom_out_map
The Floor Plan

The general layout of Unit 3. This is only an approximation and this is one of those spaces where you need to be there in person to appreciate it fully.  

The Floor Plan

Photos location_searching
The Location

Where three neighborhoods — the Castro, Lower Haight and the Market-Mission corridors meet — you can't get more central than this. 

Want to Sell or Buy Something Similar? 

We know the area well and know what buyers and sellers want. Go ahead, ask us more.

Our Other Listings

Now Selling: 65 Hermann St., No. 3, San Francisco, MLS # 506536

Buy Now

Now Selling: 875 Vermont St., No. 204, San Francisco, CA | $699,000 MLS 503836

Condos

In Contract: 32 Dorland, San Francisco | MLS 501033 $1,995,000

Buy Now

Some of Raffi’s Other Property Tours

HELLO.

Hi, we’re Kevin Ho and Jonathan McNarry of Vanguard Properties in San Francisco, California. We’re partners in life and in business. Together with our big black Labrador retriever, Raffi, we are top producing Realtors in San Francisco’s competitive and valuable residential real estate market.

We truly love what we do and are passionately committed to our clients, their needs and advancing their interests. We represent both buyers and sellers with many repeat clients but we are always expanding our client base. Our belief is that by working with you you will make better informed decisions in this most important of areas of life.

We invite you to contact us to learn more and to start your success story now.

SOME STUFF TO KNOW.

To that extent possible, the information here is copyright protected. But other information such as links, articles and the like are only reproduced here for market education purposes. Remember to research all matters discussed here to your own satisfaction.

Terms & Conditions

Real estate is always changing and evolving. It's complex and can be as fickle as it is surprising. And while the information and knowledge on this site is considered to be accurate and correct, it cannot be warranted. Market conditions in San Francisco, California, and the world can change with a tweet or a sneeze and is beyond anyone's control.

In San Francisco, things like local, state and federal tax regulations can change with big implications. Other things like rent control rules, eviction control, lending practices and standards, building and zoning regulations are just a few of the other things that can change with little or no notice. All of these things and other intangible factors can and will impact market values and performance. 

Kevin is a licensed California attorney but focuses on real estate about 99.9 percent of the time. It's important to note that while you can’t take the attorney out of him he will not be acting as your attorney here. This speaks to the larger point that you should also seek out qualified folks who work in their respective sectors if you have further questions. 

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Our site uses cookies developed by third parties for a variety of purposes with the most important ones to us being focused on supporting our abilities to support our clients — current and future — as they look for San Francisco real estate services.

Also, cookies may also be used to track how you use our site, which, of course, may give rise to seeing related advertisements on other websites you visit. To comply with the California Consumer Privacy Act, we have deployed various measures you may see on this site. If you have a question or concern, feel free to contact us at [email protected]. We want you to be aware that your personal information stays private with us with SSL standards here among other protocols we employ. 

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Kevin K. Ho, DRE 01875957/SBN 233408

Jonathan B. McNarry, DRE 01747295

Vanguard Properties
2501 Mission Street, San Francisco, CA 94110
555 Castro Street, San Francisco, CA 94114

234 Laussat, San Francisco Listed By Kevin K. Ho + Jonathan B. McNarry, Vanguard Properties | MLS 490778

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Vanguard Properties

Kevin K. Ho, Esq. + Jonathan B. McNarry

proudly present

234
Laussat

Timeless and Picturesque Victorian Single-Family Row House

now selling

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 490778

Top Producers, Top 21 Vanguard Properties, Top 1% of San Francisco Agents

Picturesque. Elegant. Comfortable.

NOW SELLING: 234 Laussat Street, San Francisco
Hayes Valley/Lower Haight/Duboce Triangle Single-Family Home

234 Laussat is a well-proportioned, single-family Victorian row home on this quiet, one-way, tree-lined lane near Duboce Park, the Wiggle, and MUNI. It’s warm, comfortable, and endearing. No. 234 has an appraiser-measured 1,500 sqft of living area over 2 levels with 2 beds and 2 full baths and a private back garden that’s a true urban retreat. Thanks to Georgian and Victorian influences, No. 234, which dates from 1890, has undeniable curb appeal and overall elegance that harkens back to a simpler time for sure.

This elegant home features a modern gas kitchen, gray-washed floors, laundry, divided glass windows, tall ceilings and a massive skylight on the top floor where the two bedrooms are. The master bedroom is spacious and has a walk-in closet and sweet Juliet-balcony overlooking the jasmine-scented back garden. There are large true-divided windows that let filtered sun into the spacious living room that also has a stylish and working fireplace. While street parking is relatively available, No. 234’s central location — in between Steiner and Fillmore Streets — and its 100 Transit Score, 97 Walk Score and 94 Bike Score means that you too can live in a simpler time without a car.

Offered at:

$1,850,000

CONTACT US.

Have a question? Want to setup a showing? 

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

BULLET POINTS.

THE OPEN HOUSES.

Saturday, November 23, 2019
2:00 p.m. – 4:00 p.m.

Sunday, November 24, 2019
2:00 p.m. – 4:00 p.m.

Contact us for more information.

THE PHOTOS.

THE WALKTHROUGH.

THE FLOOR PLAN.

With an ideal combination of location, public and private spaces, vintage finishes and contemporary updates, this sweet home encourages making dinner together, relaxing outside in your jasmine-scented private garden or cozying up in front of the fireplace.

THE LOCATION. LOCATION. LOCATION.

The information contained in this material is deemed to be reliable and accurate but it is unverified. Potential buyers should take all steps necessary to satisfy themselves regarding the information contained herein or any other matter related to the property they see fit. 

Sold: 714 Page Street, San Francisco | MLS 472016

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Vanguard Properties

Kevin K. Ho, Esq. + Jonathan B. McNarry

proudly present

714 Page Street

Beautifully refreshed Hayes Valley/Duboce 3-Bedroom Home with Chef-Worthy Kitchen and Direct Back Garden Access

listed + sold.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 472016

Top Producers, Top 21 Vanguard Properties, Top 1% of San Francisco Agents

714 Page Street, San Francisco
Crafted with Warmth and Thought

714 Page is a 3-bed, 1-bath, just-updated Edwardian condominium that shows off its 105-year history while also incorporating the modern conveniences of modern day living to produce a combination that enhances your daily experience.

  • There’s an eat-in kitchen with high-end appliances, lighting options, and signature finishes for those who love to cook and entertain.
  • There’s an open floor plan that lets in more natural daylight to fill up 714’s combined living room, kitchen and dining.
  • Skip the laundromat (although there’s one at the corner) or having to go to the basement to do your laundry by using your own laundry room.
  • Create the right mood with all of the newly installed LED lighting, which also means you might not have to change a lightbulb for 10 years.

There are three bedrooms and a chic bathroom that has a new floating vanity, full-length vanity mirror, shower-over-tub, and Toto toilet all resting on transitional style hex floor tiles. Two of the three bedrooms face the shared garden that the other neighbors use infrequently. There's a pomelo tree, cobblestone terrace and barbecue back there too. The garden is peaceful and secluded, making it the perfect oasis to rest, barbecue or just to take a breath of fresh air.

714 Page's location is right where Hayes Valley, Alamo Square and Duboce Triangle meet. Not to be left out, the rapidly reviving Divisadero Corridor is also minutes away. There's great transit — the N-Judah MUNI Line is 4 minutes away by foot as is the J-Church line, but the neighborhood is renowned for biking. Page Street is just off of the "Wiggle" which allows you to traverse the City easily. And for those who have 4-legged friends, the entire building is dog-friendly and two large off-leash dog parks — Duboce Park and Alamo Square Park — are also about 5 minutes away from your front door step.

Listed at: $1,195,000

SOLD: $1,375,000

Want to know more about 714 Page?

Go ahead and ask us.

If you have an agent, you should probably have them write us. Otherwise, feel free to reach out.

Early Reactions.

"Gorgeous."

"Beautiful."

“It's open and fun.”

“Beautifully done and in a great neighborhood too.”

"Fantastic."

“It really is chef worthy.”

“Who wouldn't love it?”

Some Features.

  • Stainless steel appliances including a 36-inch, 6 burner, gas Viking range and hood; brand-new 36-inch French-door refrigerator (LG); microwave oven (LG); quiet operation Bosch dishwasher; new Moen motion-activated kitchen faucet; new stainless steel sink; new 1.25 hp garbage disposal
  • 9-ft high ceilings; traditional wainscoting and millwork
  • Newly installed deep quartzite stone countertops; porcelain tile backsplash; open shelving with brass hardware
  • Extra-deep (22 in) custom cabinets with large drawers instead of cupboards; newly installed custom brass hardware
  • Upgraded and updated LED lighting fixtures and dimmers from Pablo Designs (of San Francisco), Tech Lighting and Rejuvenation
  • Just re-finished maple floors; new herringbone maple floor in kitchen
  • In-Unit Laundry room (LG washer and dryer)
  • Decorative fireplace that can be upgraded
  • New recessed LED light fixtures throughout (2700K light temperature) with designer dimmers and outlets from Legrande and Lutron
  • Brand-new passage doors with Emtek knobs and locks
  • French-door access to shared back garden with cobblestone patio, landscaping, ornamental plants and shrubs

About the Building.

  • 714 Page is a part of a 3-unit building (714, 716 and 718 Page) that dates from 1912
  • The other 2 units are owner-occupied; each has a dog 
  • There’s informal property management
  • The roof was replaced in early 2016
  • The facade was repainted earlier this year 
  • The building converted into condominiums in 2015 meaning the HOA did various upgrades to comply with various Building Code standards
  • Monthly HOA dues are $330.57, which includes water and trash, homeowner’s insurance, gardener, common area electricity, and building reserves ($94/month goes towards reserves)

Contact Us.

Have a question? Want to figure out what we did to prepare the property to get this result?

Feel free to call or text us…

Kevin(415) 297-7462

Jonathan(415) 215-4393

The Photos.

(Click on any picture to pull up a slide show)

The Floor Plan.

(Provided for information purposes only and may not be to scale.)

A Quick Video.

(featuring Mr. Raffi)

Where It's At.

The information contained in this material is deemed to be reliable and accurate but it is unverified. Potential buyers should take all steps necessary to satisfy themselves regarding the information contained herein or any other matter related to the property they see fit. 

Listed + Sold: 533 Steiner Street as Presented by Kevin Ho + Jonathan McNarry, Vanguard Properties, MLS 468775

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Vanguard Properties

Kevin K. Ho, Esq. + Jonathan B. McNarry

proudly present

533 Steiner Street

An Elegant, Large and Grand 3-Bed, 2-Bath, Alamo Square Condominium

sold. in contract within 48 hours of 1st open house.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No.  468775

Top Producers, Top 21 Vanguard Properties, Top 1% of San Francisco Agents

533 Steiner Street, San Francisco
A Rare Opportunity for a Rare Space in Alamo Square

Lovingly maintained, 533 Steiner marries architectural heritage with contemporary design sensibilities producing a result that is both beautiful and livable in this most vibrant of San Francisco neighborhoods that celebrates big homes like this  — the famed Painted Ladies are just steps away after all. Elevated off street level, 533 has beautifully matte-refinished white and red oak floors, millwork + plaster, soaring ceilings that highlight designer lighting and more detailing. 533’s layout is expansive with formal living room, library, parlor, formal dining room with see-through fireplace mantle that’s next to a large chef’s kitchen with pantry. Each bedroom is distinct with the master having big views of Buena Vista Park, ship lap and plantation shutters. 533 has 2 full, jewel box, just-updated baths. There’s ample closet space and deeded storage. Garage leased parking is available across the street at your option.   

And while you can cozy up at home, the amenities on Hayes, Divisadero, and Haight Streets are also steps away as are green spaces and dog parks at Alamo Square and Duboce Park. Make 533 Steiner yours while you can.

Listed at: $1,495,000

SOLD at: $1,925,000

Early Reactions.

"Gorgeous."

"Beautiful."

"There are all these little touches everywhere that make it special."

"Very charming."

"Fantastic."

"It’s such a handsome space."

"It’s a great, livable space."

Features.

3 beds, 2 full baths
10-ft plus high ceilings, 2,057 sqft of living area (per appraiser)
Restaurant-equipped 36-inch gas range in a large kitchen with pantry
Just-refinished, vintage red oak and white oak floors
Kitchen has an optimal dinner party layout with dining room
Re-finished, claw foot, cast iron bathtub
New Toto toilets, sink faucets, new bath vanities
Newly installed LED lights and designer light fixtures/Digital LED dimmers (Jonathan Adler, Herman Miller, Buster + Punch, Koncept, Mizti)
Shiplap main bedroom with plantation shutters
New Samsung washer/dryer, in-unit (gas) + laundry room
Formal dining room with gas-insert fireplace + coffered ceilings
Formal living room with gas-insert fireplace, Ann Sacks tile
Restored vintage hardware and trim
Pressed wall covering details + architectural millwork/ornaments
Large deeded storage area below + common area garden and patio
Parking permit zone: Q
Walk Score: 95 — Walker’s Paradise
Transit Score: 89 — Excellent
Bike Score: 82 — Very Bikeable
Condo conversion in done 2008.
APN: 0826/031

About the Building.

533 Steiner is a part of a 3-unit building that's more than 6,000 sqft and dates from 1906
There's informal property management
Monthly HOA dues are $377
Number 533 has leased parking directly across the street for $240 per month. The parking space landlord is offering to rent same parking space to future buyers first before anyone else

Contact Us.

Have a question? Want to figure out what we did to prepare the property to get this result?

Feel free to call or text us…

Kevin(415) 297-7462

Jonathan(415) 215-4393

The Photos.

Where It's At.

The Floor Plan.

The information contained in this material is deemed to be reliable and accurate but it is unverified. Potential buyers should take all steps necessary to satisfy themselves regarding the information contained herein or any other matter related to the property they see fit. 

Kevin’s Open House Picks of the Weekend: March 21-23, 2014, 1st Weekend of Spring Edition

There are just 92 new listings new to the MLS from Thursday into Friday with 10 listings coming back on the market during that time and 366 scheduled open houses in San Francisco this weekend.

There are A LOT of single family homes that have caught my eye this week. Yes, many of them are at the high end, but others are in the middle and there are fixers among them too.

There a fixer with a potential in Eureka Valley at 4540 19th Street listed for $1.495M, a cute, drop-dead views of SF home near Dolores Park at 293 Cumberland that could use a garage installation listed at $1.7M and there’s also an interesting Victorian/Cottage project-building at 3 Laussat Street listed for just $875,000.  In the theme of large homes: there’s a chic, large Noe Valley, eco-friendly, 2012-renovated home with 2 car garage, radiant heat, solar panels, yard, open floor plan, and extra deep 114’ lot at 257 29th Street listed for a modest $2.995M. A pair of smaller Noe Valley houses, one at 369 Valley and another seemingly small-looking-but-larger home is located at 1515 Noe. A little to the west is a nice 4 bedroom home at 265 Kensington with 4 parking spaces near West Portal and St. Francis Wood for $1.2M. For a large stunner nearer the coast, take a look at 160 San Marcos, a Forest Knolls 3500+sqft new 2014-built 3 bed, 3.5 bath, den, elevator and 2-car garage with high-end finishes. And for you Liberty Hill fans, there’s a Victorian fixer that’s been used as a 2-unit building with more than 13 rooms and a 1-car garage located at 4121 20th Street listed for $1.7M between Noe and Castro Streets that will be delivered vacant at close of escrow that has scores of possibilities. For an updated craftsman in Glen Park take a look at another chic renovation at 264 Surrey. There’s a vacant 2-unit building over at 27th and Dolores at 171 27th Street that also offers a lot of possibilities too that’s being sold as a 2-unit building or separate TICs.  And over in the eastern parts of San Francisco, there’s that ‘perfect’ air-conditioned 1 story Victorian at 878 Hampshire listed for just $1.2M, a stunner of a 2800-sqft newly renovated home at 1164 De Haro in Potrero listed at $2.25M.

For condos, I really like 1070 Guerrero, which is a modern 2-level LEED condo built recently with 3 bedrooms that has that chic white-wall, broad plank, tall-ceiling feel of a modern and urban home located among historic houses near the Mission Dolores corridor, listed at $1.5M. In the vicinity sits 942 South Van Ness Avenue, a 2009-built 3 Bed, 3.5 Bath, condo with nearly 1900 sqft of living area listed for $1.359M. The Onyx SF over at De Haro and 17th Street new condos are now open. Other condos that look interesting are a clutch in the South Beach area (200 Brannan, the Brannan across the street). There is a cute condo on Dehon Street, right near 16th Street and Sanchez that comes with parking, character and light at 14 Dehon that is worth a look as are the listings at the Arterra, 175  Bluxome and 177 Townsend for smaller condos/lofts as are the ones at 1310 Minnesota and 1800 Bryant.

And as for 2+ unit buildings, the three-unit building at 357 Sanchez at 16th Street in the Castro near Duboce Park is finally open to the public and is being sold as an entire building or individual TICs. In the Inner Mission area, a three-unit building at 2331 Bryant is open as is the stunningly huge Queen Anne home at 955 S. Van Ness is open as is the lovely 2-unit building at 728 Clayton near Cole Valley.

For the complete list of the 31 pages of open houses I flagged for San Francisco, click here. And to search all open houses in the City, click here.

 

Kevin’s Open Picks of the Week: Open Houses & News You Can Use: Golden 49ers Ed., Jan 19-20, 2013

Inaugurate This: Go 49ers! Go See Homes Saturday (or Sunday if You’re Not Into that Kind of Thing)

Lots of targeted opportunities have come on the market this week that have universal appeal nonetheless. A pair of fixers in Bernal a Victorian in Anza Vista and the offer date for curb-appeal-with-great location on 19th Street is Monday, the 21st. Take a look at the Sneak Peeks and the Where are they Now Section below to see that the market wave here in SF is starting off strongly:

Listing Sneak Peeks & Noteworthy

(as overheard/shared by my colleagues)

  • 627 Castro at 19th St, Castro, top-floor TIC of a 3-unit building, 3 bedrooms, 2 baths (one, en suite), 2 parking spaces (!) recently renovated Edwardian flat, with 1600 sq ft. approx.  2 fireplaces, killer location, amazing yard and surrounding neighbor yards that look like a forest. Seller will pre-sell, fantastic Restoration Hardware finishes, coffer/tray ceilings, new lighting, garage .  Expected list price is $1.250M. Call me to arrange showing with the listing agents.
  • 352 Richland at Andover, Bernal Heights single family home fixer with APPROVED, shovel-ready plans for a 2300 sq ft expansion/addition to an otherwise large 1 Bedroom, 1 Bath, deep lot with yard, listed at $795k. Listed next week generally on MLS.
  • 355 Buena Vista Ave, #301, 1 bed, 1 bath, extra storage, TWO parking space, condo, 774 sq ft, HOA dues around $400/month, expected list price $599k
  • 1610 Sacramento, Nob Hill condos, eight recently renovated condos, each with independent parking spaces, 2 beds, 2 baths each either at 1150 sq ft or 1500 sq ft, prices range from $900k – $1.3M on within a week.
  • 4077 17th Street, top-floor condo, great location, 2 or 3 bedrooms, 2 baths, top-floor, price range $1.0M+, within 2-3 weeks.
  • 24th and Dolores – Stunning renovation of two condominiums from a former single-family house. Won’t last long. Stunning views, high-end finishes, solid and quality construction. 1101 Dolores St. Lower unit 1.5 million upreared at $1.995 million. Upper has four bedrooms, two and half-bath and 2300 ft.² lower home has three bedrooms two baths with Cornerview at 1800 ft.² each comes with a parking space and it essentially new construction. Coming Soon.
  • NEW Construction on Natoma Street Btwen 6th and 7th Street at 537 Natoma  13 new construction condos, 9 2Bd/2Ba, 4 1Bd/1Ba, 850 sq ft–1100 sq ft, elevator building, all with parking, ready next week exclusively for Vanguard agents and their clients. Expected price range $525k–$799k
  • NEW Construction at Broderick and Hayes. Three NEW Construction condos with LUXE finishes, huge parking, roof deck/patio deck, marble bathrooms, marble and miele kitchens, wide and open spaces, Cat-5, audio, one full-floor flat, two 2-story town homes, 2/3 beds, 2 baths each. Expected prices $1.2M & $1.35M, on within 2 weeks. Check out some sneak snaps here in my iCloud album.
  •  160A Linda Street @19th Street, 2-Bed/2 Bath 1 Bed/1Bath, TIC home in lottery, expected in January, February, pre-sale possible, middle unit, recently remodeled and sold (2010), expected list price range: $479k–$525k
  • 486 Chestnut, Three new condos, 2 or 3 bedrooms with 1 to 2 parking spaces each, at least 1600 sq ft each expected, priced from $1.6M to $2.1M are coming on the market in January. It’s a rare to find something new in this area at all. See more: https://1456chestnut.com
  •  2069 Green Street @ Webster, 3-Bed/3 Bath Pacific Heights Condo with parking and 3000+ sq ft., good light & garden access, expected list price range: $1.695M
  • Oak & Baker, 5-unit building, with one renovated owner’s unit with 3-4 units some delivered vacant, excellent redevelopment opportunity, expected $1.8M–$2.0M

My business comes from you and yours, so please feel free to pass this along to your friends, colleagues, pet walkers, etc. 

Thanks! 

Kevin Ho

Don’t Miss Early gifts for you to give thanks:  Access various reference resources — including my exclusive 60-page User Guide on how to navigate real estate successfully in San Francisco  for buyers and sellers at www.kevinho.org Ask me for reference materials via Dropbox.  And see pictures of many the homes I preview for you at Photobucket or on iCloud or YouTube.

Picks of the Week

Open House Sunday 1/20/13 – 2:00 pm to 5:00 pm
New Listing!
Bright, southwest orientation for this handsom Manhattan style high-rise in the heart of Yerba Buena living. Kitchen opens into the dining and living room. Large one bedroom. Hardwood floors, 9 fth high ceilings, crown molding, kitchen w/ granite counters & stainless steel appliances, washer/dryer, private patio & one deed parking space. Close to great restaurants, SFMOMA, AT&T Park, Ferry Plaza, the Financial District and Union Square. Wonderful investment and GREAT place to call home!!
  • Type: Condominium
  • Beds/Bath: 1/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 670 (Per Tax Records)
  • MLS: 404087 
Open House Sunday 1/20/13 – 1:00 pm to 4:00 pm
New Listing!
Duboce Triangle
$1,750,000 – 2295 15th St, San Francisco, CA 94114
This fabulous extensively remodeled Vict. is in one of the most desirable locations in San Francisco. High ceilings give this home a loft like feel. Light & airy living room has bay windows and a gas fireplace. Formal dining room, 4 bedrooms, 2.5 baths w/ hardwood floors throughout. Remodeled kitchen has wood cabinets, 2 skylights w/ stainless steel appliances & opens onto a deck overlooking the lovely garden. The master suite has a full bath & a door that opens onto the deck & garden. Upper bedroom has a private 1/2 bath & deck. Lower level includes a bonus room, large closet & separate entrance. There is also a laundry room. The 1 car garage has additional storage. Walk to shops & restaurants. Minutes to hwy 101 & 280! WalkScore 100!
  • Type: Single-Family Homes
  • Beds/Bath: 4/2.5
  • Parking: 1
  • Approx. Sq. Ft.: 1634 (Per Appraiser)
  • MLS: 404122
Open House Sunday 1/20/13 – 2:00 pm to 4:00 pm
New Listing!
South of Market
$599,000 – 281 Clara St #6, San Francisco, CA 94107
The epitome of urban living: sexy contemporary top floor corner loft with style & convenience in the heart of Soma. Large inviting open living space with abundant natural light, gas fireplace, skylights, & City views make this home ideal for entertaining and relaxing. Create culinary delights in your gourmet kitchen with island, SS appliances, Caesarstone counters, & plenty of cabinets for storage. There’s 1 bedroom, a full-bath, & wardrobe on the mezzanine with an additional half bath on the main level. Complimented by designer colors & window treatments to complete the home & make this urban oasis move-in ready. One car deeded parking with designated storage also included. Walk Score of 92, Bike Score of 97, and transit score of 100!
  • Type: Loft Condominium
  • Beds/Bath: 1/1.5
  • Parking: 1
  • Approx. Sq. Ft.: 992 (Per Tax Records)
  • MLS: 404162
Open House Sunday 1/20/13 – 2:00 pm to 4:00 pm
Lower Pacific Height
$980,000 – 1383 Baker St, San Francisco, CA 94115
Stunning down to the studs renovation/remodel! All new systems; foundation/garage/plumbing/electric. Elegant, contemporary SOMA style living with finely detailed Victorian facade. Open concept kitchen, dining and living room with direct access to serene patio and garden through wood-framed sliding glass doors. Private loft style master suite plus additional bedroom and bathroom. Mahogany floors throughout; high ceilings, laundry room, 1 car deeded garage space plus additional storage.
  • Type: Condominium
  • Beds/Bath: 2/2.0
  • Parking: 1
  • Approx. Sq. Ft.: 1497 (Condo Map)
  • MLS: 403926
Open House Sunday 1/20/13 – 2:00 pm to 5:00 pm
Noe Valley
$1,595,000 – 565 Jersey St, San Francisco, CA 94114
1900’s Modernized Victorian with wonderfully open floor plan. Wood floors with radiant heat throughout the main floor. Hi-end kitchen with poured cement counters & casual eating area, spa-like bathroom, large bedroom & office area (legally a bedroom). Built-in sound. Lower level just completed with additional master suite with en suite bathroom & walk-in closet, library/den used as a bedroom, 2nd full hi-end bathroom & laundry closet. Painted cement floors with radiant heat throughout. Direct access to patio & awesome south facing yard from this level as well as interior access to the garage. Just over a block to 24th St. & some of SF’s best dining & shopping. GOOGLE bus stop close by. Easy access to HWY’s 280/101, public trans. Terrific.
  • Type: Single-Family Homes
  • Beds/Bath: 3/3.0
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403835

K.Ho’s Open House Picks of the Weekend, pt 1: Eastern 1/2 of SFO as of 11am

It looks like the hibernation is starting to break. Take a look at the stuff coming up so far. And there’s still time for real estate folks to update and enter information. Up until high noon!

Also, sign-up for my weekly email digest: Kevin’s Open House Picks of the Week, sent each weekend where I handpick homes that warrant your attention and update you on developments in San Francisco real estate. Click here.

Cutest of the Week:
Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
Eureka Valley/Dolore
$799,000 – 4362 21st, San Francisco, CA 94114
The Sunshine Cottage…A Noe Valley charmer..This wonderful light filled home has been lovingly and meticulously maintained.The open living room boasts a stone fireplace,hardwood floors and vaulted ceiling.There is a dining area,modern kitchen,Miele appliances and french doors leading to a magical lower patio as well as the upper Tuscan terrace with it’s built-in BBQ,heat lamp,rock walls and views!Exceptional craftsmanship throughout….. a private bedroom w/pocket doors,built-in custom closets,beautiful stained glass and an office alcove.The remodeled bathroom has a walk-in travertine shower, hand crafted vanity and w/d and storage.There is a front lower patio as well as a basement for storage.A great home or condo alternative!
  • Type: Single-Family Homes
  • Beds/Bath: 1/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 836 (Per Appraiser)
  • MLS: 403714

Best Location, Biggest Potential and Potentially Most Popular of the Week:

Open House Sunday 1/13/13 – 1:00 pm to 4:00 pm
Eureka Valley/Dolore
$1,295,000 – 3861 20th St, San Francisco, CA 94114
Enjoy the myriad of cultural,dining,entertainment,shopping & outdoor activities San Francisco has to offer while living on a sunny,quiet,tree-lined street w/a neighborhood vibe. Located on the best block of 20th Street in Dolores Heights,this well-maintained SFD overlooks Dolores Park & the City. The street-level entrance opens onto a stairway leading up to the main living area, featuring 2 BR, 2BA, kitchen w/outside deck, dining room, family room w/skylights & vaulted ceiling, living room w/2 two bay windows & an atrium. The lower level features a huge garage with tandem parking for 2 cars, laundry & storage areas. Additional unwarranted bonus rooms consist of 1BR, 1BA & a wet bar. New paint & carpet, plus newer electrical, heat & windows.
  • Type: Single-Family Homes
  • Beds/Bath: 2/2.0
  • Parking: 2
  • Approx. Sq. Ft.: 1385 (Per Tax Records)
  • MLS: 403738
Other Contenders for Most Popular of the Week:
Open House Saturday 1/12/13 – 11:00 to 1:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
Top floor 2 bedroom & 1 bath condo in a charming 2 unit building on a tree lined street. Enter into an open feel where period meets a modern twist. Well laid out floorplan with hard wood floors, high ceilings,lots of windows & a center sky light that creates a bright open space. The front room & large eat-in kitchen are divided by a cozy gas fire place. Yard, deeded attic. Steps to Duboce Park, delightful bistros & fantastic restaurants. Centrally located to many neighborhoods & green space, walk to Buena Vista, Alamo Square or Dolores Park. Jump onto the wiggle & ride your bike to the beach. Convenient to the N-Judah, J-Church & all lines, plus super easy freeway access.92 walkscore & bikescore-Paradise,100 transit score-Riders Paradise.
  • Type: Condominium
  • Beds/Bath: 2/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403866
Open House Saturday 1/12/13 – 11:00 to 1:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
Lower 2 bedroom & 1 bath garden flat located on a premier Duboce Triangle/Hayes Valley block between Steiner & Fillmore. Great open space kitchen/living combo with exposed brick chimney & high ceilings. Steps to Duboce Park both units are available and perfect for an owner user or 2 partners looking for fast track condo conversion. Walk to hip Lower Haight cafes, shops, delightful bistros & fantastic restaurants. Centrally located to many neighborhoods & green space, walk to Buena Vista, Alamo Square or Dolores Park. Jump onto the wiggle & ride your bike to the beach. Convenient to the N-Judah, J-Church & all lines, plus super easy freeway access.92 walkscore-Walkers Paradise, 92 bikescore-Bikers Paradise, 100 transit score-Riders Paradise.
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403807
Open House Saturday 1/12/13 – 11:00 to 1:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
Hayes Valley
$479,000 – 111 Germania, San Francisco, CA 94117
Top floor flat in a 2 unit building with Fabulous Victorian facade. Premier location in Duboce Triangle/Hayes Valley between Steiner & Fillmore this 2 bedroom & 1 bath flat is incredibly light & bright. Steps to Duboce Park this building is perfect for an owner user or 2 partners looking for fast track condo conversion. Walk to hip Lower Haight cafes, shops, delightful bistros & fantastic restaurants. Centrally located to many neighborhoods & green space, walk to Buena Vista, Alamo Square or Dolores Park. Jump onto the wiggle & ride your bike to the beach. Convenient to the N-Judah, J-Church & all lines, plus super easy freeway access.92 walkscore-Walkers Paradise, 92 bikescore-Bikers Paradise, 100 transit score-Riders Paradise.
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403806

 

Other NIce Homes to Peruse! 

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Rarely available!! St. Paul’s Commons spacious 1 Bedroom Condo + Den/Study with its own closet which can be used as guest quarters or a small 2nd bedroom. Extra high ceilings, expansive windows and maple Hardwood floors throughout. Modern AEK with breakfast bar and granite counters plus in-unit laundry as well as 1 car deeded parking complete this unit in a super Noe Valley Neighborhood, close to Muni, 280, great restaurants, hot Mission District, neighborhood shops and fabulous weather to boot! Walk Score of 86. Tremendous Value! Probate Sale under IAEA. Hurry!!
  • Type: Condominium
  • Beds/Bath: 1/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 803 (Per Tax Records)
  • MLS: 403843
Chicest of the Week Right Near Bi-Rite Too!
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Mission Dolores
$2,550,000 – 40 Lapidge St, San Francisco, CA 94110
Completely renovated 3 story Modern home with 5 bedrooms and 4 full bathrooms in the desirable Mission Dolores. The main level features 2 bedrooms plus an open living and dining area with a SOZO Design kitchen and professional appliances. The upper level features two large suites: the master has dual walk in closets, a large walk in shower stall and separate vanities. Lower level with large family room and immediate access to modern landscaped garden plus an additional suite and immediate access to 2 car garage. Bordered by Valencia and Guerrero, 18th and 19th Streets, 40 Lapidge is perfectly situated in the center of the most desirable area yet on a quiet residential street.
  • Type: Single-Family Homes
  • Beds/Bath: 5/4.0
  • Parking: 2
  • Approx. Sq. Ft.: 3026 (Per Owner)
  • MLS: 403868
Noe Valley, Castro, Mission Dolores, Eureka & Bernal Heights
Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Bernal Heights
$415,000 – 661 Peralta Ave #2, San Francisco, CA 94110
661 Peralta is a charming 4 unit building atop Bernal Heights. Each 1 bedroom/ 1 bath unit is remodeled throughout with an open floor plan and sweeping views. The kitchens are tastefully appointed with granite countertops, cherry stained cabinets and modern appliances. The bathrooms are remodeled with porcelain tile and charming pedestal sinks. Each unit has parking, storage and access to the share laundry and backyard.
  • Type: Tenancy In Common
  • Beds/Bath: 1/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403954

 

Open House Saturday 1/12/13 – 2:30 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Spacious North Bernal / Precita Park flat with flexible floor plan. The flat offers a large eat-in kitchen with breakfast counter, big enclosed back porch, hardwood floors, W/D hookups and new electrical, plumbing & heating systems. Huge exclusive storage area in basement and very low monthly HOA fees make this a good value. Sunny micro-climate, one block to local cafes and restaurants on Precita Park, three blocks to BART & 101, four blocks to 280 access. Corporate shuttle stops one block away. Fractional financing rates start at 4.25%.
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403914
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Bright & Beautiful TOP FLOOR unit w/ Amazing West-facing Views! Flexible Floorplan for up to 3 bedrooms! Thorough building renovation in 2007 with many original details intact! Front room has bay window & charming dec antique tile fp w/ mirrored mantel. 2nd bdrm has large west-facing window & stained glass accents. Family Rm has built-ins, 2 closets & view of Twin Peaks. Very Large Eat-in Kit has stainless appls incl dw, refrig, stove, mwave plus caesarstone cntrtps, tile backsplash w/ a View of Sutro Tower. Laundry Rm w/ Washer/Dryer and pantry-like storage off kit. Deck leads to huge, shared yard. ENORMOUS PRIVATE STORAGE RM in basement, 17’10 x 11’5.5. Walking distance to 24th Street shops & reastaurants!
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 954 (Per Appraiser)
  • MLS: 403722
Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
Bernal Heights
$649,000 – 744 Moultrie St, San Francisco, CA 94110
First Open House this Sat & Sun 2-4pm. Gorgeous top floor flat/condo. Spacious floor plan. 2 bedrooms PLUS office. 2 full bathrooms. Large living room with working gas fireplace and partial bay views. Formal dining room. EZ access to freeways and MUNI. Just a few blocks away from Cortland St and Holly Park.
  • Type: Condominium
  • Beds/Bath: 2/2.0
  • Parking: 1
  • Approx. Sq. Ft.: 1375 (Per Tax Records)
  • MLS: 403945

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Bernal Heights
$699,000 – 557 Anderson St, San Francisco, CA 94110
Charming, light-filled home in sunny Bernal Heights, very walkable to Cortland Ave shops and eateries. A lovely re-model has transformed the home with open plan kitchen/living/dining room perfect for modern living. Custom kitchen cabinets sit above designer ceramic sink and chefs 6-burner stove and hood, stainless steel dishwasher and fridge/freezer. Beautiful granite counters wrap around kitchen to offer bar-top area for casual dining & entertaining. Two bedrooms are separated by tiled bathroom with shower over tub. Access to the private yard with fruit bearing avocado tree is easy via the kitchen. 2-car parking and loads of space down for expansion and storage. Freshly painted exterior and new garage door. A great place to call home!
  • Type: Single-Family Homes
  • Beds/Bath: 2/1.0
  • Parking: 2
  • Approx. Sq. Ft.: 950 (Per Tax Records)
  • MLS: 400803
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Charming 2 story Victorian with formal living and dining rooms, eat-in kitchen w/ balcony overlooking very sweet garden. Washer Dryer in full basement with lots of storage. Small unwarranted room down. One block from Bart and Glen Park Village. close to shopping and freeways. Terrific location. Great value.
  • Type: Single-Family Homes

Beds/Bath: 3/2.0

  • Parking: 0

Approx. Sq. Ft.: 1103 (Per Tax Records) MLS: 403924

 

Open House Saturday 1/12/13 – 1:00 to 3:30 pm
Bernal Heights
$825,000 – 113 Gates St, San Francisco, CA 94110
Much Potential!!This house is located in well established Bernal Heights. Features many rooms, perfect for a big family. Top floor has 1 bath, 2 Bedooms with beautiful views to the bay. Middle floor has 2 Bedrooms,1 full bath & kitchen. Lower level has 2 rooms. large basement. propety needs some work. Walking distance to shops, easy access to 101 and 280.
  • Type: Single-Family Homes
  • Beds/Bath: 3/2.0
  • Parking: 0
  • Approx. Sq. Ft.: 1626 (Per Tax Records)
  • MLS: 401785

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

New Listing!
Bernal Heights
$845,000 – 316 Bocana St, San Francisco, CA 94110
Classic Victorian with great curb appeal & an extra deep lot, located in the hert of Bernal Village, just a short block to BOTH Cortland & Holly Park! Updated kitchen & baths are sensitive to the period but shiny new & provide all the modern conveniences you have come to expect. Flexible floor plan with big rooms, high ceilings, skylights, & nice details. Big kitchen with stone counters & SS apps opens up directly to large walkout deck ovelooking massive & professionally designed gardens. 1 of a kind stunning indoor/outdoor experience so sought after in sunny Bernal Hts! Enjoy the luxury of an oversized FDR + spacious liv room with decorative f/p. A level of elegance & comfort that’s hard to find. Large garage & further expansion potential!
  • Type: Single-Family Homes
  • Beds/Bath: 2/1.5
  • Parking: 2
  • Approx. Sq. Ft.: 1110 (Per Tax Records)
  • MLS: 403897
Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Spectacular modern home on a prime block in Glen Park. Ideally located 3 blocks to Noe Valley and 3 blocks to Glen Park village, this home offers the best of contemporary urban living. Completely redesigned and extensively renovated in 2012, it features all new interior, luxurious fixtures & timeless finishes. Bright and spacious living space flows seamlessly from the living room, dining room, kitchen to a huge landscaped rear yard, perfect for entertaining & dining alfresco. Chef’s kitchen with center island & quartz counter tops. Luxurious baths with floating vanities & Grohe fixtures. Spacious garage with interior access. Close proximity to high tech shuttle stops, BART station, urban conveniences in Glen Park village and in Noe Valley.
  • Type: Single-Family Homes
  • Beds/Bath: 2/2.0
  • Parking: 1
  • Approx. Sq. Ft.: 1458 (Per Appraiser)
  • MLS: 403922
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Cole Valley/Parnassu
$995,000 – 1741 Waller St, San Francisco, CA 94117
A stylish and elegant turn-of-the-century full-floor flat, this home combines gracefully-preserved period details with modern amentities and a contemporary flair. The upper floor in a 2-unit association, this condo features tall ceilings, beautifully refinished softwood floors, stained-glass windows, open light-filled dining & living room w/built-in bookcases & decorative fireplace, a master bedroom w/custom storage & plantation shutters, powder room, bathroom w/separate shower & soaking tub, & in-unit laundry. The kitchen, with high-end appliances & pantry, leads out to the spacious south-facing landscaped garden. This home is perfectly located close to Cole Valley’s shops, restaurants, cafes, Whole Foods, muni, tech shuttles, & much more.
  • Type: Condominium
  • Beds/Bath: 3/1.5
  • Parking: 1
  • Approx. Sq. Ft.: 1444 (Condo Map)
  • MLS: 403900
Open House Sunday 1/13/13 – 1:00 pm to 4:00 pm
New Listing!
Corona Heights
$999,000 – 4150 17th St #18, San Francisco, CA 94114
This contemporary townhome boasts 3 bedrooms, 3 full baths, ample closets, gorgeous hardwood and carpeted floors and high ceilings. The cozy living room has a wood burning fireplace with floor to ceiling windows looking out to views of the Castro, Liberty Hill and to the Bay. The granite kitchen includes high-end appliances and a peninsula, opposite the dining room. The top floor has an office/sitting room that leads out onto a large private terrace, with panoramic views. Included is a private 2 car garage with storage loft.
  • Type: Condominium
  • Beds/Bath: 3/3.0
  • Parking: 2
  • Approx. Sq. Ft.: 2000 (Per Owner)
  • MLS: 403876
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Haight Ashbury
$1,295,000 – 766 Clayton St, San Francisco, CA 94117
This wonderful condominium has been completely renovated and offers 2-levels of contemporary living space w/lovely finishes. Main level features a spacious open living room/dining room and gourmet kitchen w/Caesarstone quartz counters, stylish lacquered cabinets and Jenn-Air S/S appliances. Adjoining the kitchen is the family room w/direct access to the level garden space. Main level offers 2 comfortable bedrooms with walk-in closets and full en-suite baths, as well as an office and half bath. The lower level features a 3rd bedroom w/walk-in closet and en-suite full bath. Beautiful Victorian facade, tall ceilings on the main level, all new systems and foundation, hrdwd flrs, recessed lighting throughout, 1-Car S/S Garage w/Interior Access.
  • Type: Condominium
  • Beds/Bath: 3/3.5
  • Parking: 1
  • Approx. Sq. Ft.: 1856 (Condo Map)
  • MLS: 403943
Open House Saturday 1/12/13 – 1:00 pm to 4:00 pm; Sunday 1/13/13 – 1:00 pm to 4:00 pm
New Listing!
Bernal Heights
$1,150,000 – 131 Ellsworth St, San Francisco, CA 94110
Classic single family home located in the coveted Bernal Heights neighborhood comes with amazing panoramic bay views. Formal entry foyer leads up to main level which includes living room w/ gas fireplace, French doors, hardwood floors, bay windows, formal dining room and separate living room. The upper level is spacious and bright with special details found throughout. The living room spaciously opens to a chef-inspired kitchen complete with granite counters, Viking range & stainless steel appliances. Sliding doors lead out to an impressive view deck with perfect space for entertaining. Relax in the master suite on the lower level which also boasts spectacular bay and garden views. Private office near master completes this fabulous home.
  • Type: Single-Family Homes
  • Beds/Bath: 3/2.0
  • Parking: 1
  • Approx. Sq. Ft.: 1524 (Per Tax Records)
  • MLS: 403768
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Noe Valley
$1,188,000 – 4046 26th St, San Francisco, CA 94114
Location! Currently owner occupied as a SFR. 1885 Victorian Home OR 2 Units in the Heart Of Noe Valley! Walking distance to cafes, restaurants, Whole Foods, a few blocks to Google/Apple Shuttles, shops and boutiques. The front rooms have been opened up to create a spacious living rm w/wood fireplace & dining room. Softwood floors, kitchen, 2 bedrooms and a bath on upper level. On the lower level you have a separate one bedroom unit with charming living room and gas stove. Convert to a master suite or perfect to rent. Both top levels have access to the garden and patio. This home features a 2car tandem garage with storage. Don’t miss this opportunity….Bring Your Vision, ready for your renovation! Well loved neighborhood block!
  • Type: Single-Family Homes
  • Beds/Bath: 3/2.0
  • Parking: 2
  • Approx. Sq. Ft.: 1902 (Per Tax Records)
  • MLS: 403498
Open House Saturday 1/12/13 – 1:00 to 3:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Noe Valley
$1,595,000 – 565 Jersey St, San Francisco, CA 94114
1900’s Modernized Victorian with wonderfully open floor plan. Wood floors with radiant heat throughout the main floor. Hi-end kitchen with poured cement counters & casual eating area, spa-like bathroom, large bedroom & office area (legally a bedroom). Built-in sound. Lower level just completed with additional master suite with en suite bathroom & walk-in closet, library/den used as a bedroom, 2nd full hi-end bathroom & laundry closet. Painted cement floors with radiant heat throughout. Direct access to patio & awesome south facing yard from this level as well as interior access to the garage. Just over a block to 24th St. & some of SF’s best dining & shopping. GOOGLE bus stop close by. Easy access to HWY’s 280/101, public trans. Terrific.
  • Type: Single-Family Homes
  • Beds/Bath: 3/3.0
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403835
  • Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
    Noe Valley
    $3,399,000 – 1507 Noe St, San Francisco, CA 94131
    HUGE PRICE REDUCTION! Newly built in 2012, this gorgeous contemporary blends exquisite design with a fantastic Noe Valley location. Abundant natural light ushers in wonderful views of the city and East Bay as you’re surrounded by modern warmth: imported Danish douglas fir and limestone flooring, Calacatta marble kitchen counters balanced against rich, walnut cabinetry, and the striking use of glass, wood, and stone. The master bedroom/pent level is an incredible oasis with panoramic views, fireplace, and sumptuous bath. Entertaining level, complete with bar, leads to walk-out terrace and garden. 2-car garage. Truly a must see!
    • Type: Single-Family Homes
    • Beds/Bath: 4/3.5
    • Parking: 2
    • Approx. Sq. Ft.: 3400 (Per Architect)
    • MLS: 402880

Hayes Valley and USF & NoPa

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Hayes Valley
$665,000 – 253 Oak St, San Francisco, CA 94102
LAST UNIT! Located in the ultra-chic Hayes Valley, this charming newly renovated 2B/1BA Unit enjoys classic Edwardian period features tastefully blended with modern fixtures and finishes. This perfect urban retreat features magnificent original Douglas Fir solid wood floors, a gourmet white kitchen with stunning marble & black countertops, high-end appliances including Bosch & G.E. Monogram, a spacious master bedroom and a beautiful spa-like bathroom. This ideal home also boasts an exclusive terraced rooftop garden with city views! Dream location for many award-winning restaurants (Absinthe, Sebo, Hayes St. Grill, Modern Tea & Patxi’s), an array of trendy one-of-a-kind boutiques, performing art venues and close to all transportation!
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 402729
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Set on the garden level of a beautiful 1889 Alamo Square Victorian, this quiet one bedroom one bath TIC is a perfect retreat for today’s busy lifestyle. With an updated kitchen, dual bathroom sinks, bamboo flooring throughout and a large bright bedroom with direct access to the rear shared yard, this home gives you the best of modern comforts in a classic San Francisco home and neighborhood. One car parking, a private deck, individual laundry and plenty of storage round out the tremendous value of this home.
  • Type: Tenancy In Common
  • Beds/Bath: 1/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 700 (Per Owner)
  • MLS: 403009
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Built in 1889 this top floor 2 bed 1 bth, Eastlake Victorian TIC is bright and spacious with modern updates to a classic San Francisco home. Over 1000 sqft of living space, expansive windows and 11′ ceilings, home is flooded in the light and space you need. Highlights include original period detail, bamboo flooring throughout, excellent natural light, Vetrazzo recycled glass island countertop, storage space in unit and additional storage area in garage. Bright and sunny shared yard with mature landscaping, terraced garden and new grilling area, personal washer/dryer for the unit in garage. New wiring and plumbing throughout (2006), Low HOA dues include heat, Direct TV, garbage. 2nd bedroom great to use as a home studio/office/dining room.
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 1000 (Per Owner)
  • MLS: 402968

 

How a Google/Apple/Genetech/EBay/Yahoo shuttle stop impacts home prices

Another Silicon Valley perk — free shuttle service | from Marketplace.org

By now you’ve heard about the perks that come with working in Silicon Valley. Free lunch, 20 percent time — that’s the work time you can use to pursue independent projects.

Well, another perk? A private bus that picks you up in your neighborhood in San Francisco and shuttles you down to your corporate campus about an hour south in the suburbs of Silicon Valley.

During rush hour in San Francisco, you see them everywhere, said Eric Rodenbeck, the creative director of Stamen Design in the Mission District of San Francisco.

“They’re just so big,” Rodenbeck says. “These buses are two stories high and they’re barrelling down residential streets, and no one knows where they’re going except the people who are on them.”

Rodenbeck is talking about the private shuttle buses that run up and down the Peninsula. They look like fancy tour buses. Google’s buses are white. Facebook’s are a sleek blue. But beyond that, they’re sort of a mystery to most San Franciscans.

“You know it’s almost like this masonic ritual,” Rodenbeck says. “If you’ve got the key, this whole other city layer unlocks itself to you. And that’s the kind of urban puzzle we like to solve.”

So, Stamen decided to map the private shuttle buses connecting San Francisco to Silicon Valley.

Click to enlarge

But getting the data wasn’t easy. The tech companies don’t comment on the buses. They don’t tell you where they stop or how many people ride on them. But in the era of big data, the information was easy enough to find.

“Even though the companies might not have wanted their locations public, we started looking around and we realized on Foursquare — if you typed in “shuttle” and “google” or “shuttle” and “apple” all these locations came up because their employees were checking in at those bus stops,” Rodenbeck says.

Stamen also hired bike messengers to follow the buses. And then they had people just sit at a cafe on the corner of 18th and Dolores and count the people getting on and off the buses.

I checked out the Google bus stop a little after 7 a.m. one rainy morning and the “G-bus,” as the display on its windshield reads, was already picking of Googlers. For the next few hours, the buses would arrive in 15-20 minute intervals and a steady stream of 20-30 somethings, holding coffee cups and wearing sneakers and backpacks, would get on board.

It might have been the early morning hour or the rain but few people were willing to talk. When I approached a group of 20-somethings and asked them about the bus, they said they couldn’t talk because Google was in “a quiet period.” A quiet period is when a company can’t say anything that might affect its stock price, and that was the nicest response I got until I met 35-year-old Tanya Birch, who works on the Google Earth outreach team. I asked her what it’s like on the bus.

“It’s pretty sweet,” Birch said. “They let us choose the type of seats and decor inside. And it’s got dim lighting with the Google colors.”

There’s also free Wi-Fi on the shuttles, and Birch said it’s basically another hour of work.

The tech world is driven by young, educated largely urban workers. But companies like Facebook, Google and Apple are located in the suburbs of Silicon Valley, which is about an hour south of the San Francisco.

“I think a lot of young people who work at the tech companies they want the city life they want something that’s fun and entertaining, and you don’t get that in the suburbs,” Birch said.

So, to compete for that talent pool, big tech companies have to provide transportation. Rodenbeck says he expected to find the shuttles in the city’s hip, young neighborhoods.

“What we were surprised to learn is that the network is much more extensive than that,” says Rodenbeck.

When the map was finished, Stamen counted busses from Apple, eBay, Electronic Arts, Facebook, Google and Yahoo, and they found the buses ran through almost every neighborhood in San Francisco. Stamen estimates that about 14,000 people ride the private shuttle buses every day.

Rodenbeck says he thinks the locations are secret because the companies are “sensitive to this idea that they are funding a change in the infrastructure in San Francisco without it being regulated.”

The San Francisco Municipal Transportation Agency is in the midst of studying what’s essentially emerging as a private mass-transportation system, says Jerry Robbins, a transportation planner for the agency.

“The increase in employer buses has sparked some reaction from residents,” Robbins says.

He says that since tech companies contract out the work to private bus companies, which are regulated by the state, the city has little say in what they do.

But Robbins says the agency has fielded complaints that the the private shuttle buses, which often stop at public bus stops, are causing delays and traffic.

Another impact is rising real estate prices, says Amanda Jones, a realtor in San Francisco for nearly a decade. Today, about half her clients work in the tech industry.

“Unquestionably the shuttle stops are transforming real estate values,” Jones says. “When I interview new clients, we get out the real estate map and they want to show me where their corporate shuttles are. I recently sold a house. He does trading for Google and gets in early in the morning. Literally, if it wasn’t five blocks from a shuttle stop, we didn’t look at it.”

Jones says even fixers-uppers and homes with shaky foundations are selling for a premium if they’re located near a private shuttle bus stop.

“They have so little time to have with family and their friends they want to go home and be able to walk to the restaurant and not be stuck in their car for two hours,” says Jones.

Jones says she gets it because until someone comes up with an app that can beam you to work, the private shuttle bus is as close as you get.

The Low-down on 14 Beaver and 221 Noe

Take a look below for some extended notes about two interesting properties I have seen in the Duboce Triangle area.

Remember the text below represents my opinions and commentary and should not be construed beyond that.

14 Beaver Street – Offer date Monday, November 5, list price $650,000 upper unit of a two unit building. Current configuration is a TIC.

A few people have asked me about the listing and opportunity at 14 Beaver St. near market and Noe streets. It is a two-unit building where the upper unit – # 14, which is 2-3 bedrooms, 1 bath around 1400 ft.² with opportunity to expand in the attic. It’s listed at $650,000.

Currently, the building is occupied by the seller and his aunt and uncle and their adult sons live in the lower unit. The aunt and uncle owe nothing on their portion of the house. They also own an income building up the street. That said, while they are asset rich, their liquidity is low and the agent said the consider themselves as low income. They’re also elderly and they don’t own a car. There Their three adult sons live with them and some may have mental health issues.

This is all relevant when it comes to considering this purchase.

First, the opportunity for condo conversion is pretty apparent. There would be two owner occupied units which would allow everyone to bypass the condo lottery system. However, upfront legal costs and certain building upgrades needed by the city total anywhere from $30,000-$50,000. Costs are typically shared between the two converting owners. But in this case, the other owners would have to extend a line of credit from their income property. The other option here is for a buyer to fund the conversion but in so doing purchase certain concessions such as a right of first refusal, getting a better parking space (2-3 tandem now) or having a portion of the back yard deeded to the upper unit – it is currently deeded exclusively to the lower unit. Just a note – it is unlikely the lower unit owners will sell anytime soon.

Second, The building is the perfect candidate for renovation. The upstairs attic space is underutilized and could be developed into a fantastic living area. Estimates for a Sarah renovation can go from $100,000-$200,000 on up.

Downstairs, there is already a garage in place but its current configuration only allows for tandem parking. Someone can upgrade the structural elements of the building by inserting a steel beam, for example, where you end up with three or four independent angled parking spaces. Note you also end up adding certain seismic improvement. the entire lower level probably be expanded to having three or four independent parking spaces. But whoever did this work will probably bear most if not all the costs themselves because the downstairs owners, once again, don’t own a car. Again, this would be an interesting area of negotiation where one party bears the cost of upgrades exclusively. Typically, these type of renovations could cost hundred thousand dollars – but that usually is for houses that do not have an existing garage space. Here, we do. a buyer should save a good amount of money and spare the need of everyone having to vacate the premises while the work is being done. Estimated cost $60,000

I’d imagine there would be some means of distributing those costs against extracting concessions from the nonpaying owners downstairs. This would certainly be a “project” purchase but the upside potential is quite large.

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221 Noe Street, TIC unit, ground floor, 2 to 3 bedrooms, renovated in 2008

This is an interesting property too. It is actually part of a 12-unit building. There were Ellis Act evictions in some of the building when the entire building was remodeled in 2008. Because of this there may be certain rental restrictions in place. Also conversion to condominium is not a possibility under current law. The unit is on the ground floor, is quite large, has nice Edwardian features that have been updated, and has a prime location. Unit does not, however, have parking on site. The listing agent said that parking could be leased around the corner. Offers were or are due relatively soon. Because it’s in eligible TIC unit you can never have fixed a financing beyond seven years under current market conditions. Remember, TIC purchases require at least 20% down and interest rates are typically quarter point or more than a conventional loan. I like the property as its finishes are nice, the detailing makes it cozy, and the location can’t be beat. But, it is a TIC and there’s no parking.

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A Terrific Tuesday Line-Up: Broker Tour

Strong Additions to Districts 5 and 9

Take a look at Broker Tour for San Francisco on Tuesday, August 21, 2012. Lucky 21 anyone?

MLS Broker Tour for 8:21:12

Advances & Exclusives HOT off the Presses

From our big weekly meeting here are the exclusives (I’m sending this out earlier than usual because the market is so competitive nowadays this is becoming necessary. Similarly, if you’re on the fence on selling, NOW is truly the time because it really is a seller’s market. The usual push of listings in September will come we hope, but so will a flood of more buyers with IPO monies being released and people returning from vacation.)

400 block, Collingwood at 22nd, condo, $1.495M, 3 Bd/2Ba, 3 pkg Penthouse with 360 views and elevator access, approx. 2000 sq ft.
200 block, 3rd Ave at California, single family house, $1.795M, newly renovated Victorian, 4 Bd/3.5ba/1 pkg (garage) approx 2600 sq ft.
0-99 block, States Street at Castro, condo, $1.350M location! 3Bd/2.5Ba, garage, deck, fireplace, 1800+ sq ft.
500 block, Dolores btwn 18th and 19th Streets, condo, lwr unit, $1.1M, location, location, location – across street from Dolores Park, 2 Bd/1.5ba 1 sep pkg, large storage unit that could be turned into 2-car tandem pkg, EQ insurance, HOA dues $440, 2 unit bldg, no back yard, but come on, Dolores Park is your yard! (special viewing may be set up for Thursday morning, contact me if interested)
1600 block Golden Gate Ave at scott, TICs, 4-unit grp breaking up, 3 pkg (rotational) Victorian, top floor 2Bd/1Ba, shard backyard, lower junior 1 Bd with deck, 700 sq ft. $420k – $620k
1000 Pennsylvania at 25th St, condo, $599k, 2Bd/3Ba condo
400 Beale St, #313, at Bryant, condo, $625k 1Bd/ 1Ba + den\
301 Mission, #34F, Millenium, lux 2 + 1 den/2ba unit, southwest views of twin peaks & city skyline, 1600 sq ft, amenities like 24-hour valet pkg, HOA dues $1500/month
368 Elm St., nos. 104, 407, at Franklin, condos built in 2006, $499k, $829k, lgst jr 1 Bd/1Ba/1 pkg w/deeded patio | 2 Bd/2ba 2pkg, 1249 sq ft
3099 22nd St at S. Van Ness, newer renovation (2yrs), condos, $900k approx, 3 Bd/ 2 Ba + pkg + outdoor space
700 block of Page Street, top-floor 2Bd, 1 ba, garage pkg, 3-unit bldg, skylights, patios, shared yard, 1200+ sq ft., expected price high $800s.

And in getting these listings Vanguard went head-to-head with another brokerage who was offering a discounted rate, but the seller picked Vanguard at 6 percent because of our collateral, customized marketing prowess that has no comparison. Even seasoned real estate brokers use Vanguard because they don’t know how to handle the retail end.

This past week in Sales:

Over on 33rd Ave, a two-unit building that had been on the market for 4 months nevertheless got a full-price offer at $2.068M
Another 19th Street at Castro top-floor condo entered contract at more than $1M; just consider the entire building was available in 2003 for just $900k. That’s some appreciation.
A fixer over on Cesar Chavez and Noe listed at $879k received 3 offers and entered escrow well-above that price.
A great 2 Bd/2Ba condo at 4th and Folsom previewed last week already went into escrow at just above its $749k list price.
A single family home in Berna Heights on Prentiss near Crescent listed for $645k went into contract well into the $700ks with 3 offers.

All indications point to the fact that there is – and will continue to be- inflation in real estate prices. But this makes sense because we are making new values today, otherwise we’d all be stuck at 1900 prices, right?

If you want to know more call me.

Sneak Peak: Pink is the New Victorian. Pre-MLS for single-family house with income unit: $1.3 million – listed exclusively with Kevin K. Ho, Esq., Vanguard Properties

Get the advance on an exclusive new listing in San Francisco from Kevin K. Ho, Esq., Vanguard Properties

Built in 1887, this shotgun Victorian has seen history unfold around it. It’s painted pink so you can’t miss it – but you may miss this advance, pre-MLS purchase opportunity for this 2-unit, 1800 sq ft (approx.) home with garage, roof deck, backyard, income unit and expansion potential.

The upper unit has sweeping skylights, two bedrooms, one bath, in-unit laundry, and a spacious updated kitchen with stained-glass features, gas appliances, smart cabinetry, big island for family time – all overlooking a grassy backyard with swingset.

The lower unit is a one bedroom, one bat with kitchen income uni with approximately 800 sq ft.

There is a covered garage where two cars could conceivably fit in a tandem parking configuration as well as the driveway that would allow you to park without blocking the sidewalk.

The sellers are weighing their options carefully as their family expands; conceptional plans were prepared for a 2-story rear expansion and renovation with a new roof deck, common living area, and master suite and a completed in-law. The current downstairs tenant has verbally committed to leaving the property when a sale closes. The opportunity and potential at 473 Duboce are great as it is pink!

Offered at $1.3 million, pre-MLS

473 has just recently been re-subdivided as its own parcel. Records seem to indicate that the previous owner bought the surrounding parcels so that there were three lots held together as a tenancy in common. as such, assessor records may not yet reflect this recent development.

Interested parties are advised to consult a land use lawyer to confirm.

Downstairs tenant has no lease with the sellers currently. But downstairs tenant is a friend of sellers and has verbally agreed and understands that she will vacate unit should property sell.

The previous deck was demolished on the thought that could be replaced using over-the-counter permits. But that apparently was mistaken advice. Sellers are investigating available options.

The upstsirs home receives great light and has a wonderful San Francisco feel. The seller, recent renovation has reduced the amount of noise and vibration felt in the home.

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