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Sold: 368 Elm Street, San Francisco, No. 305 | $1,245,000 | MLS 495299

The view around 368 Elm Street. 368 ELM STREET KEVIN K. HO + JONATHAN B. MCNARRY PRESENT UNIT NO. 305 | SOLD. MULTIPLE OFFERS. OVER LIST Vanguard Properties

EXCLUSIVELY BY:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 495299

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

SOLD.

368 Elm Street, Unit No. 305

If you have to work from home, then Number 305 at 368 Elm Street is for you. You have a great location — Hayes Valley, Japantown, and a lot of green space are minutes away — and the just-updated unit has a great kitchen, 2 bathrooms, and 2 bedrooms, in-unit laundry and a big wall of windows that floods the space with sunlight.

305 is in a low-dues building with an elevator, intercom entry and fast Webpass fiber internet from Google. 305 also comes with 2, extra-deep, side-by-side parking spaces. Commuting is made easier because you have a protected turn onto Gough Street and tech shuttle stops are very close too.

305’s floor plan is ideal and feels big. The two bedrooms are separated from each other and the master bedroom has a separate entrance, an oversized closet that’s bigger than most in the City, and a large en suite bathroom with twin floating vanities.

Getting outside is easy too with a roof patio and bbq grill in the building or you can walk 2 minutes to the large 5.6-acre park at the end of the block. You could even take up a new sport at one of the newly refurbished sports fields also at the end of the block.

The area is changing and evolving with Hayes Valley growing closer, new luxury buildings coming online and Van Ness Avenue getting a complete makeover. Take the opportunity to make 305 yours now and you’ll be well positioned for the brighter days that lie ahead.

LISTED AT:

$1,099,000

WITH MULTIPLE OFFERS, SOLD AT:

$1,245,000

Photos
The Photos

Photos
The Property Video

Play 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 middle of 2020]

Things to Know about 368 Elm Street Unit 305 Notes

2 Beds, 2 Baths (just updated), 2-Car Parking (garage, side-by-side, interior access)

In-Unit Laundry (full-sized, stacked)

Stainless steel kitchen appliances: by Jenn-air - refrigerator, gas range dishwasher (Bosch), garbage disposal

Recessed LED lighting throughout with dimmer switches

All-new kitchen backsplash and LED under cabinet lighting

Gas fireplace in living-dining combination room

Deeded storage area (basement)

Oversized master bedroom suite with second entrance and more than 40 linear feet of brightly-lit closet space (more than you’d get in most houses)

≈ 1,234 sqft of living space (per graphic artist)

Location. Location. Location.

1-minute walk to Jefferson Square Park (a 5.6-acre green space with off-leash area for dogs) and to James Lang sports fields (undergoing a $26 million refurbishment)

Minutes away from Hayes Valley, Japantown and the Van Ness Corridor

Unit 305’s 2 parking spaces have protected turn onto Turk and Gough Streets for easier commuting

368 Elm has an 99 Walk score and 100 Transit Score

Near tech shuttle stops

The Building.

29-unit building, circa 2007

$499/month HOA dues (water garbage, common area maintenance, building insurance, and reserves)

Optional Google Fiber Webpass internet, $60/month (200+ Mbps)

Intercom and Elevator access

Common area roof deck with BBQ

2 animal limit, no weight restrictions, certain breed restrictions

Photos zoom_out_map
The Floor Plan

The general layout of Unit 305. This is only an approxiamation 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

Located in the heart of San Francisco, 368 Elm Street is at the crossroads of Hayes Valley, Japantown and the revitalizing Van Ness Corridor. Near two large green spaces and the City’s Arts District, 368 Corwin is ideal for those who love the urban setting and yet like a bit of green space too. 

Want to Sell or Buy Something Similar? 

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

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.

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©  2011-2020, Kevin Ho, Jonathan McNarry, RTI, Inc.

All rights reserved.


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

Sold: 972A Oak Street, San Francisco | MLS 487211 (Over Asking)

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Vanguard Properties

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

proudly present

972A Oak Street

The Perfect Top-Floor City Condominium

sold.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 487211

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

972A Oak Street, San Francisco
Just-refreshed, Central and Serene Top-Floor Condominium with Parking, Laundry and More

This is the perfect, quiet and updated, 1-bed, 1-bath, 1-car parking, top-floor, condominium at Oak and Scott Streets with laundry, storage and A+ location. Located at the rear and top-floor of this 4-unit building, 972A has a large just-updated bathroom, wood floors, dual-pane windows, a full-sized kitchen with stainless steel appliances (dishwasher, range, microwave) and stone countertops, dining nook, and deeded laundry/storage room with a full-sized deeded parking space that you can just drive straight into. Oh and there’s more deeded storage downstairs too. With proximity to the thriving Divisadero Corridor, Duboce Park, Alamo Square, the Panhandle, the N-Judah MUNI line and 101 what’s not to like?

Offered at:

$679,000

SOLD at:

$700,000

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.

  • 1 Bedroom
  • 1 Bathroom (just updated) 
  • Top-floor, rear of building
  • 1-car deeded parking + deeded storage area
  • Stainless steel kitchen, full-sized appliances (refrigerator, electric range, dishwasher, microwave/vent, garbage disposal), stone countertops
  • Dual-pane windows throughout
  • Wood floors, crown moulding 
  • 4-unit HOA, 0 rented
  • APN: 1176/069
  • Building dates from 1890, 2017 condo conversion
  • HOA dues are $281/month (includes water/sewer, garbage and building insurance)
  • Go and enjoy nearby Duboce Park as there is just a 2 4-legged animal limitation (no breed or size restrictions)
  • 30-day minimum rental period
  • Urban Dwellers’ Delight:

THE PHOTOS.

A VR TOUR.

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: 75 Lily St, No. 3, San Francisco | Multiple Offers | MLS 481289

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Vanguard Properties

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

proudly present

75 Lily Street, No. 3

A Stylish, Top-Floor, Spacious 1-Bed, 1-Bath, Hayes Valley Condominium

Sold.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 481289

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

75 Lily Street, No. 3, San Francisco
Stylish + Spacious Hayes Valley Condominium

Number 3 75 Lily is a top-floor, 1-bed, 1-bath condominium that is stylish, updated, bright and spacious. There are wood floors, in-unit laundry, 9-ft 5-in tall ceilings with light coming from 3 sides. Its central location in Hayes Valley puts you in proximity of the arts, great restaurants and shopping and mass transit. Located on a quiet, one-way lane by the International High School, the unit is part of a 5-unit informal HOA behind a catalog-perfect facade. A large bathroom, gas range, stainless appliances, recessed lights and deeded storage makes life easy here.

And while you can cozy up at home, the amenities on Hayes Valley are also steps away as are green spaces and public transit. Make this home yours while you can.

Listed at: $699,000

SOLD $837,000

Early Reactions.

"It's perfection."

"Beautiful."

"It feels really relaxed."

"Really great use of space."

"It feels bigger than it really is."

"It's a pocket where you can escape to."

"It’s a great, livable space."

Features.

1 bed, 1 bath
9-ft plus high ceilings,
632 sqft of living area (per appraiser)
30-inch stainless gas range, externally vented hood, 18-inch stainless dishwasher, garbage disposal, quartzite countertops
New designer light fixtures above kitchen island (Vita)
Wood floors throughout (carpet in bedroom)
High-end Emtek hardware
Large walk-in enclosed shower
Living room speakers, highly reviewed Pioneer TV + mount (could be included in sale)
Hydronic (hot water) allergy-sufferer friendly radiant heat
In-unit washer/dryer (gas)
Large deeded storage cage below + common area storage
No Parking permit zone (Lily Street)
Walk Score: 96/100
Transit Score: 100/100
Bike Score: 94/100
Condo conversion in done 2014.
APN: 0837-083

About the Building.

Unit No. 3 is a part of a 5-unit building that dates from 1908 that underwent a major renovation in 2008
The building converted into condominiums in 2014
Monthly HOA dues are $176

How It Sold

The response to the property was strong to say the least. There were 2 preemptive offers and multiple offers submitted on the offer date — all of which were over asking price.
Ask us for more details and how your property could do on the market.

Contact Us.

Have a question? Want to setup a private showing? 

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

The Open Houses.

The Property is In Contract currently.

The Photos.

A Walkthrough.

Where It's At.

The Floor Plan.

75 Lily Street, No, 3's approximate floor plan. According to an appraiser, the unit has about 632 sqft. (Plan provided for information purposes only).

On the Block...

Currently.

Currently, 84 Page Street back onto Lily Street as a brick building.

Proposed.

Plans submitted by the French American International School replaces the building with an open athletic space for its students.
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: 8 Octavia, No. 502, San Francisco | $1,295,000 | MLS 461382

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Vanguard Properties

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

proudly present

8 OCTAVIA
NUMBER 502

Beautiful
Modern
Hayes Valley.

listed + sold.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

Top Producers, Top 21 Vanguard Properties, Top 1-2% of San Francisco Agents

Now Available: 8 Octavia Blvd., No. 502: A 2-bed, 2-bath, 1-parking condominium with a dramatic deeded patio
+ Central Hayes Valley Location

Unit 502 is a 2-bed, 2-bath stunning home with deeded 1-car parking at 8 Octavia, the 2014-built, Stanley Saitowitz-designed, showpiece building with a central Hayes Valley location. This stylish, quiet urban oasis has a dramatic deeded 16-ft x 8-ft,  west-facing patio. 502 balances design and pragmatism: there’s an open layout perfect for entertaining, ample gallery walls for your art and generous closets and kitchen cabinets. The full-gas kitchen has an island, dishwasher and large built-in refrigerator.

There’s also in-unit laundry, broad-plank wood floors, Corian counters, LED lighting & sound-dampening windows with powered external louvers, which made the building famous. Seller upgrades include a kitchen backsplash, stunning LED chandelier + smart home features like keyless entry, nest thermostat and Philips Hue. There’s well-run professional management, a virtual door person, elevator and shared roof deck too.

Offered at:

Offered At: $1,295,000
SOLD At: $1,295,000

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

OPEN HOUSES.

SOLD.

*ask us for details.

THE PHOTOS.

A 360-degree View

THE FEATURES + THE LAYOUT.

  • Number 502 has 2 beds, 2 baths, deeded parking, deeded deck, in-unit laundry
  • Designed by Stanley Saitowitz, world-renowned architect, principal of Natoma Architects, who also supervised the building’s construction
  • Distinctive concrete ceilings + floors (which render the building cool and quiet)
  • Full gas kitchen, with Bosch + Liebherr appliances, Corian countertops
  • Duravit + grohe fixtures, custom Japanese soaking tub
  • Floor-to-ceiling, sound dampening window with custom solar shades
  • Powered louver external shades for master bedroom
  • Webpass internet service for building
  • LED lights, Nest thermostat, smart home access systems incl. keyless fob entry, remote building concierge
  • 99 Walk Score, 100 Transit Score 
  • 47 Units, circa 2014, monthly HOA dues: $797, professional management managed by DDG Partners (the developer)
  • Adjacent to the popular Boba Guys and Proposition Chicken  
  • 8 Octavia sits at the intersection of Hayes Valley, Mid-Market, Civic Center, the Lower Haight, Mission Dolores and the Castro with direct access to 101
  • Interior design: Kathy Monarch Designs
  • Furniture: Khrome Studios, Design District, San Francisco

THE LOCATION. LOCATION. LOCATION.

Sold: 8 Octavia, No. 304, San Francisco | $1,205,000 | MLS 454776

EXCLUSIVELY MARKETED BY

Kevin K. Ho, Esq.
Jonathan B. McNarry

8
OCTAVIA BLVD, No. 304
san francisco

SFAR MLS No. 454776

8 Octavia Blvd. No. 304 | Lush Minimalism + Modern Living

Starchitect Designed and Executed Home with Large Patio in Vibrant Hayes Valley

Number 304 is the rst resale of a 2-bed, 2-bath unit at 8 Octavia, the 2014-built, 47-unit, Stanley Saitowitz-designed minimalist showpiece with an amazing Hayes Valley location. 304 has a large 350-sqft+ deeded patio that’s an exten- sion of a chic open living area perfect for entertaining as it’s anchored by a full modern kitchen with Bosch appliances (gas stove, dishwasher), Liebherr refrigerator + 2-drawer freezer and SieMatic cabinetry. 304 also has in-unit laundry, Euro broad-plank wood oors, Corian counters, LED lighting & sound-dampening windows. Seller upgrades include custom-built bookshelves, murphy bed, custom shades, closet storage & kitchen backsplash. There’s professional management, a virtual doorperson, elevator & shared roof deck. It’s among the few projects where the starchitect who designed it stayed involved until the building’s completion.

.

LISTED AT: $1,089,000

SOLD: $1,205,000

Contact Us.

To Learn More About This Sale, You Can Reach Kevin or Jonathan by phone/text or email.

Kevin (415) 297-7462 

Jonathan (415) 215-4393 

The Photos.

A Video Walkthrough.

Features.

  • ƒ  47 Units, circa 2014
  • ƒ  2 beds, 2 baths, ≈ 350+ sqft deeded deck
  •   In-unit laundry
  • ƒ  Monthly dues: $702.40, professional management
  • ƒ  Design by Stanley Saitowitz, world-renowned architect, principal of Natoma Architects
  • ƒ  Distinctive concrete ceilings + oors, broad plank engineered wood oors
  • ƒ  Floor-to-ceiling, sound dampening windows (with screens)
  • ƒ  Nest thermostat, smart home access systems incl. keyless fob entry, remote building reception
  • ƒ  Escrow must close after Feb 28, 2017
  • ƒ  Offers reviewed starting after 3:00 p.m., February 28, 2017
  • ƒ  White dining chandelier excluded

Location. Location. Location.

Vanguard Properties believes this information to be correct but has not verified this information and assumes no legal responsibility for its accuracy. Buyers should investigate these issues to their own satisfaction.

Hatchbeat: September’s Full House of San Francisco Real Estate: Kevin’s Hatchbeat Column

SEPTEMBER 2015

Suddenly It’s September 

September is the time when SF real estate picks up. This one may be different than others as global forces impact what happens in our neighborhoods

Full House of Dollars

Would the Full House family be able to live in Alamo Square these days?

SF Median Sale Prices from July 15-August 30, 2015

Source: SFAR MLS

By: Kevin K. Ho, ESQ., Vanguard Properties

Originally appearing in the September 2015 edition of the Hatchbeat, a San Francisco neighborhood newsletter serving Alamo Square, NoPa, Hayes Valley, the Haight and more.

In many other parts of the country summer is the busy time for real estate. By the time fall comes, real estate quiets down. Not so in San Francisco. Real estate transactions pick up in the fall here; we suppose it’s because everyone is back from vacation or because the weather is nicer. Anyway, recent global and financial events may make the upcoming autumn more eventful than in years past.

  • An ode to a Chinese-made Greek urn… erm, will financial market swings impact SF home prices?

Not really/Maybe. A few of our buyers asked us if recent stock market corrections would allow them to get a discount on homes they each wanted. We said we doubted it. Nevertheless, these buyers thought they were being tactical when they chose to discount their offer bid amounts. Both those buyers lost out to higher (multiple) offers. Each would have won the property in question if they made a correctly priced offer. In other words, there shouldn’t be any price relief for buyers.

  • You cannot live in a stock, bond or mutual fund

More people may see real estate as a useful hedge against market risk… again. We said this a lot during the Great Recession, but it bears repeating: real estate is a great hedge against market turbulence as everyone needs a place to live and there are not only financial benefits from home ownership but you could also potentially earn rent off of your property. This may have the impact of increasing demand for real estate, which could drive prices up somewhat.

  • Interest rates will go up, but probably later than September

Act now… while you still have the chance. Everyone expects interest rates for mortgages to rise before too long. Recent market fluctuations may push that increase off until December which gives buyers a chance to lock-in extremely low mortgage rates for the next 30 years. This has the impact of potentially locking down a property for years to come. But in the short term, this may mean there will be more activity this fall with buyers pushing their budgets higher. Why? Here’s the logic: buyer purchase power is still strong today so financing a larger purchase price at a lower interest rate is viewed as being better than financing a lower-priced offer at a higher interest rate in the future as you’ll be paying more principal with a lower interest rate than a higher one.

  • Realtors matter and good ones will save you money and heartache

Every property is different, which makes having a professional more vital than ever. As alluded to above us realtors really take our clients’ interests to heart. Many of our clients benefit from our advice about property value. One couple closed on a downtown condominium recently and we found out that the backup offer behind us (which came in too late) was $100,000 above ours and was all-cash. Needless to say, our buyers were happy as they have instant equity. On the other hand, we had potential sellers ignore our specific prep and marketing plan by entrusting vital design choices to their contractor. That property now has four shades of clashing white paint in just one room. There’s also clashing crown molding painted sea-foam green and white kitchen countertops with embedded reflective confetti bits. These poor choices have harmed the property’s value by $200,000-$400,000 we believe. The property now presents a good opportunity for a buyer to get a steal of a deal.

  • What will $700,000 buy you at 555 Fulton?

How far does a dollar go these days? If you’re looking for new construction these days the most obvious choice is the big new development at 555 Fulton Street where 1-bedroom condo units without parking are selling for about $700,000 a piece depending on views. But if new construction isn’t your cup of tea, take a look at what’s selling in the neighborhood and in the City generally.

8 Octavia breaks price records in Hayes Valley — On The Block — but value remains

The first few condos from the Stanley Saitowitz-designed 8 Octavia started coming to market in July, and are already breaking pricing records for Hayes Valley, according to a recent post from SocketSite. The developer told the local real-estate blog that the condos have been selling for over $1,300 per square foot for the top-end units on the upper floors of the 47-unit development, with about one-third of the brand-new building’s 40 market-rate units now in contract. The other seven will be sold through the city’s below-market lottery system.But as above, not so below. While the upper-floor units have been breaking records, a lower-floor unit has actually been adjusted downward to “target a more value conscious buyer.”

via 8 Octavia breaks price records in Hayes Valley – On The Block.

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.

 

Construction Begins At 400 Grove | Hayeswire

Crews have begun to transform the parking lot at the northwest corner of Grove and Gough into the site of a 5-story mixed-use retail and residential development.According to the project’s developers, the project will involve the creation of 34 studio, one-bedroom and two-bedroom residences, with “a central landscape commons and social space shared by residents.”

via Construction Begins At 400 Grove | Hayeswire.

The Official Line on the LineaSF

LineaSF Update

Just as yours truly got a sneak peek at The Century SF this week, another new, triangular-shaped condo building, is also taking shape. Here’s the latest from Linnea SF:

Delivery of Linea homes is tentatively scheduled for late Jan/Early Feb 2014 according to our contact there.

How To Get In First

The best positioning for would-be buyers is to reach out to someone like yours truly and we can then approach and secure a pre-qualification where the lender could do a rate lock. The sales office is reportedly doing a soft open this weekend and should be open to the public shortly thereafter.

Preferred Lender List

In case you don’t remember in condos and especially new condos, at least for the first half of sales — maybe even more than 1/2 the units — folks financing a purchase will have to use one of the lenders listed. From the list below, you get the usual suspects.

Why these folks only?
You might be asking yourself how come. Here’s how I understand it: other lenders will not fund on a building where one party — here, the developer — owns the majority of the units. It all has to do with debt obligations and priority of creditors should things go really South. Those other creditors may get first dibs and whatever assets can be liquidated leaving the other smaller ones with nothing.

Jackie Yi, Mortgage Consultant, Builder Division
Wells Fargo Home Mortgage
201 Mission St, Suite 2200
San Francisco, CA 94105
Tel: 415-247-1293
Cell: 510-847-4795
Fax: 866-944-7350
Email: [email protected]
Website: www.wfhm.com/jackie-yi
NMLS# 461964

Carrie Mickelson, Mortgage Advisor
Opes Advisors, Inc.
435 Pacific Avenue, Suite 350
San Francisco, CA 94133
Cell: 415-321-0722
Office: 415-321-6263
Fax: 866-593-7832
Email: [email protected]
NMLS # 360829

Michael Treon, Home Lending Specialist
Citibank
One Sansome Street, 23rd Floor
San Francisco CA 94104
Phone: 415-505-7558
E-FAX 877-340-5777
Email: [email protected]
NMLS # 339550
Deborah Byrne, VP, Retail Sales Manager

Bank of America
1455 Market Street, 14th Floor
San Francisco, CA 94103
Mobile: 415-786-3705
E- Fax: 866-517-5149
Email: [email protected]
Website: https://mortgage.bankofamerica.com/deborahbyrne
NMLS#692071

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It’s Tour Tuesday! Here’s the SFAR Broker Tour Sheet for Tuesday, Feb 12, 2013!

Finally, We Have More Homes to See and Tour!

Hopefully this is the start of the thaw in San Francisco’s real estate market so we can have more people get into new homes!  If there’s anything you want me to see for you, let me know!

 

Broker Tour for Feb 12 2013 (pdf version)

 

Kevin’s Picks and Updates of the Week for San Francisco Real Estate 2/2/13 Ed.

Go Niners (next week)! Go See Your Next House on Saturday or Early Sunday

GO NINERS! (Bet of the Week: Niners, by 6)

Hello! Happy Weekend!. Welcome to Kevin’s Open House Picks of the Week — although this week I’m picking our 49ers. 

Just a year ago interest rates for 30-year fixed mortgages averaged 4.18% This year they are averaging 3.5% while the median price for San Francisco residential properties has shot up 39% since then. While that median price is a hard number to rely upon because inventory has changed — fewer foreclosures, lower inventory generally — one certainty is that interest rates will float down like a feather but will shoot up like a rocket and fast. And with the recovery starting nationally the risks of inflation will almost certainly lead to interest rate hikes. So while prices are higher, your overall cost and tradeoff between having more money today on hand versus money tomorrow or a decade from now can be measured by whether or not you get to make that assessment from your home.

Today’s market demands decisive action. Bidding $20,000 or $30,000 over an asking price — itself an inaccurate almost irrelevant value — is almost pointless and expected. In fact, we’ve started to see what they do in New York: the “suggested price.” Remember, market value only equals what someone (hopefully not someone else) is willing to pay for a property, which explains price flexibility especially if a property is not listed on the MLS. In fact, there is thinking that a third of property that will change hands in 2013 will be done off-market; all the more reason to have someone plugged in like me working for you.

Listing Sneak Peeks

(as overheard/shared by my colleagues)
I’ve been pounding the pavement, making calls and carefully listening to learn about new opportunities for you all before others do so you can get a head start.

  1. 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 upper at $1.995 million. Upper has four bedrooms, two and half-bath and 2300 ft.² (sold at +15% to an exclusive appointment client. Lower home has three bedrooms two baths with Cornerview at 1800 ft.² each comes with a parking space and it essentially new construction. Exclusive appointments only.
  2. 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
  3. 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 [construction delay]. It’s a rare to find something new in this area at all. See more: https://1456chestnut.com
  4. 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
  5. 1610 Sacramento at Polk, 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. [Staged this week, one already in contract].
  6. 96 6th Ave at Lake, 1 Bed, 1 Bath, + den, 6 unit bldg, Edwardian, great period details. Leased parking $150/month, Fireplace, wood floor, $400/month HOAs, wood floors, west facing, off market as sellers will deliver at the end of the year. Expected price: $675,000.
  7. 1653 Golden Gate, tic converting into 3 Bed/ 1.50 bath, 1800 sq ft, restored and upgraded top-of-the line, 7 rooms south-facing garden view.; price TBD, prob $800k – $900k+ (on this weekend or next)
  8. 1880 Steiner, 2 Bed/2Bath, 1 pkg second floor, at Post, nice layout with nice light, comfortable, fireplace, wood floors, built in 2002, 39 units altogether, around 1000 sq ft expected 1st week of Feb. Anticipated list price: $779,000 on next week
  9. 601 Van Ness #1132 1bd condo, opera plaza, $439k
  10. 627 Castro, top-floor TIC unit, 3 Beds, 2 Bath (1 is en suite) 2 parking spaces (!) recently renovated Edwardian flat, with 1600 sq ft. approx.
  11. top-shelf remodel, 2 fireplace, open kitchen, speakers in ceiling, new overhead light fixtures, small patio, restoration hardware finishes, garage parking, great location. List price $1.25M. Open to the public shortly thereafter and who knows what it will sell for and how long it will last. Seller is willing to take an offer now.
  12. 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
  13. 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 this week generally on MLS.
  14. 86 Wool St, Single Family Home at Eugenia Ave — 3 bed, 2.5 bath, 2 car, 1800 sq ft, was on the market last summer as a fixer, now it’s just about complete with high-end finishes and remodel. Expected list price $1.5M
  15. Noe Valley, Single-family House on Jersey St, between Noe & Sanchez, 290 Jersey, with AMAZING finishes; Previously 2 unit-probate at Jersey and Sanchez – now a stunning single-family home – 4 bedrooms (3 on same level); 3.5 bathrooms; formal living & dining; gourmet kitchen with family room / eat-in area; media room with wet-bar and adjacent outdoor living space with fire pit, garden and parking. Suggested list price in the $2.8’s. Shown by appointment only this Sunday, seller would love for Vanguard to sell the property and willing to take advance offers before going to open market.
  16. 994 Corbett near Market/Portola, it’s improved (perhaps over-improved, which means more value for you). Single family with 4 levels, w/ elevator, 3000 sq ft, master suite level with deck overlooking the city, fire place, steam sauna, infinity tub with views, master walk-in with chandelier, then three other levels with another 2-4 bedrooms depending on how you configure each floor. Decks on each. Excellent finishes and remodel. Radiant heat. Wood floors throughout. The kitchen is, well, wow, viking, gas range, custom wine fridge in addition to full-length refrigerator and freezer, two dining rooms, two sitting rooms, family rooms, workout room. Each person gets their own level. There’s a place to plugin your electric vehicle, the views are stunning, Anyway, it’s off market for a while and the list price now is $2.9M. Sellers are willing to negotiate.
  17. 537 Natoma @ Russ, 13 new construction condos, 9 2Bd/2Ba, 4 1Bd/1Ba, 850 sq ft–1100 sq ft, elevator building, all with parking, ready soon with exclusive for Vanguard agents and their clients. Expected price range $525k–$799k
  18. 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
  19. Bryant & 1st Street, 3 Bed, 3 Bath, penthouse suite that combined two units into a space with more than 2500 sq ft with 2 parking spaces, 2 fireplaces decks, bridge and water views, expected list price: $2.7M
  20. 25th St & Castro, 2002-built 2 level, 3 bedroom, 3.5 Baths, upper unit that’s big and spacious with decks, sauna in a luxe building, tenant-occupied until Aug 1, expected list price $2M.
  21. 14th and Valencia, 411 Valencia, 1 bedroom, 4th floor, new construction condo, no parking, expected at $550,000.

In addition to my Picks of the Week, Advances and Exclusives, I thought you’d be interested to see how things ended up with previously listed properties. So without further ado:

 

Stories of the Week:

  1. 310 Townsend, a big one bedroom loft in that historic restoration building next to CalTrain, that was listed at $799,000 went in to the $800,000s — for a one bedroom!
  2. 2776 Golden Gate, a 2 unit building with one unit being tenant-occupied was listed at $999,000, received 6 offers and will close nearly 20% over the asking price.
  3. 1015 Florida, the single family home in need of some TLC in the hot Inner Mission area, listed at $665,000, received at least 14 offers and entered escrow at a “substantial” amount over the asking price.
  4. 1610 Sacramento, 3 bedroom Nob Hill condos with more than 1200 sq ft, which was exclusively previewed last weekend to Vanguard agents and their clients, already has the top-floor unit in contract at more than $1,000 a sq ft.
  5. 411 Valencia, the last 2-bedroom condo available went into contract over its asking price of $759,000 with multiple offers.

Extras: 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.

This week there seems to be a lot of single-family homes and larger condos at the $2M price point. I’ve always said that the $2.3M – $2.9M price point is the perfect price in SF as you’ll get the most ideal home, or amenity-filled condo in areas like Pac Heights/Marina, South Beach (condo), Noe Valley/Eureka Valley, Haight (single family homes) Also we’re seeing more fixers pop on to the market too. So, take a look here and also be sure to go to www.kevinho.org to see the upcoming broker tour sheet for Tuesday.

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

Picks of the Week

 TAKE NOTE: Many of the open houses this weekend are on Saturday or are EARLIER on SUNDAY.

(a .pdf version will appear when clicked)

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