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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

SF Gate’s Sound Off: Will the 49ers playing in the Super Bowl affect open houses this weekend? 

Sound off from the San Francisco Chronicle (Feb 2, 2020 Edition)

Will the 49ers playing in the Super Bowl affect open houses this weekend?

We get asked to share our take on real estate by our friends at the San Francisco Chronicle/SF Gate, like the one above. Here's our answer to this week's question about the Super Bowl's impact on open houses: 

This weekend you’re likely to see more red and gold and fair-weather civic pride out there than open house signs. The cutest condo ever can’t compete with a spectacle as big as the Super Bowl, especially when our hometown team is playing, which no one expected.

Because us agents work hard to keep property listings from become stale (or even being perceived as such), many will advise sellers to come to market after folks are done being distracted by the holidays, which should really also include the Super Bowl as 115 million people travel during the holidays and about 100 million watch the game.

The charming 2-bed, 2-bath, house can’t compete with J.Lo and Shakira just as the pricey open floor plan can’t compete with the far pricier spectacle where the commercials alone cost $175,000 a second. Sports fans rule the roost this weekend for sure, but don’t worry real estate fans, prime time is just about to kick off.

Published at: Sound Off: Will the 49ers playing in the Super Bowl affect open houses this weekend? - SFGate 

That got us to thinking about how we stack up to ourselves and to our rivals:
It's Pricy Here for Sure.

Now and Then, Here and There. What if you bought a house last time the 49ers were in the Super Bowl? And how does SF stack up against its opponents real estate wise?

 

If you liked this, check these out.

SF Chronicle Sound-Off Q+A: Still Busy During Covid with Kevin+Jonathan

Even during a Pandemic, people need to buy and sell houses and properties. See why it’s been such a busy market in San Francisco with Kevin Ho and Jonathan McNarry of Vanguard Properties, the largest, locally owned and operated boutique brokerage in the Bay Area.

SF Chronicle Sound-Off Q+A: Impact a Second Corona Spike on San Francisco's Housing Market Considered with Kevin+Jonathan

How has another wave of Corona-19 cases impacted San Francisco’s housing market? It’s emphasized how important it is to be working with professionals like Kevin Ho and Jonathan McNarry of San Francisco’s largest, independently owned brokerage Vanguard Properties.

Kevin Quoted in Mission Local: “Real estate market in the Mission appears to recover, for now - Mission Local”

“A lot of renters have become buyers,” observed real estate agent Kevin Ho. “All the talk of exodus — that’s the headline-grabbing news — but the real news is that a lot of buyers have a little more affordability. And a little more balance to the market allows them to own a piece of San Francisco.”

Ho said more of the buyers right now seem to be people who want to live in the home they’re purchasing, rather than using it as an investment. He said some of the recent changes to the law around tenant protections and rent forgiveness might be having an impact, and investors “don’t necessarily want to assume that risk.” In Mission Local.

Kevin on KTVU-2 Talking About Corona and SF Real Estate

San Francisco real estate and the coronavirus/COVID-19 as discussed by Kevin Ho of San Francisco’s Vanguard Properties, the leading locally owned luxury brokerage for the San Francisco Bay Area. The forecast is optimistic, the question is when.

Top Places for LGBTQ Folks to Live—and It's Not Just NYC and San Francisco | realtor.com

Talking about destination neighborhoods for LGBTQ folks, Kevin Ho of Vanguard Properties discusses how the Castro in San Francisco’s Eureka Valley, stacks up compared to other destinations and why it has a unique appeal.

SF Chronicle Sound-Off Q+A: On Setting a List Price with Kevin Ho + Jonathan McNarry

Setting a property’s list price or better yet trying to find a property’s real market value is always tricky especially in high-value and competitive markets like San Francisco. See how Kevin Ho and Jonathan McNarry, top-ranked agents at San Francisco’s luxury boutique brokerage Vanguard Properties handle the question in the San Francisco Chronicle’s Sound-Off Section

Curbed SF: Why Do Some Realtors Use “Eureka Valley” Instead of “Castro”? – Curbed SF

I N C U R B E D S F

Realtor Kevin Ho explains to Curbed SF, “Eureka Valley encompasses the broader real estate subdistrict of District 5…the city has many more micro-neighborhoods than the realtor maps dare depict and this is just one more example of that.” When asked to get more granular, Ho tells us the distinction between Castro and Eureka Valley with the following specifics: “Eureka Valley refers to the hillier, tree-lined streets…

Source: Why Do Some Realtors Use “Eureka Valley” Instead of “Castro”? – Curbed SF

Debunking The Great IPO Scare of ’19 with Kevin Ho + Jonathan McNarry of Vanguard Properties

IPO v.2019

Don't Believe the Hype: Yes, 2019's IPOs are about to blast off, but their impact will take longer to feel and may not be as great as feared

By now you've probably heard that the IPO for [insert company-of-the-moment here] is going to flood the city with millionaires and push already high real estate prices out of this world. A popular variation is that many sellers who would otherwise list and sell their properties now are withholding their properties until IPO money hits the market to cash in on the forthcoming cash surge. But delve deeper into these propositions and you'll see there's more to it than those eye-catching headlines. One: Will there really be that much new cash out there? Maybe but the Facebook IPO is instructive as the company's shares did not go crazy but went down by $20 a share in the first few months after its IPO. Okay, eventually, the stock went up and cash followed. Two: Assuming there is more cash on the market and in the accounts of all those coders and sales people, the question then becomes: when will that cash be felt on the market? What many forget is that IPOs are usually followed by restrictive periods of 6 months to a year after an IPO where employees are barred from cashing their RSUs or options in. And a lot can happen to a stock during that time. Also, remember we'll be in an election cycle by the time money from 2019 IPOs hits the market and who knows what the world will be like then. Three: Just how many employees are there who stand to benefit? Not that many, the headcount at many of the darling unicorns of the tech IPO isn't high. So is now a better time to buy or later? Even if just one property owner decides to hold on to their property for longer than they would have otherwise prices will rise as our already-limited inventory will have one less property to buy thus driving up scarcity and prices. With longer term prospects looking to be ones flush with cash, the only solace you can find mow is that interest rates have fallen since last fall and continue to be low for the time being.

By now you’ve probably heard that there are lots IPOs set to blast off for San Francisco-based companies [if not, then take a read here]. The impact of these IPOs will flood the city with copious amounts of cash and a bevy of freshly minted millionaires, who will then push already sky-high real estate prices out of this world.

A popular variation of this story is that many sellers who would otherwise list and sell their properties now are instead withholding their properties until IPO money hits the market to list the property to take advantage of the anticipated forthcoming cash surge.

But if you delve deeper into these propositions you’ll see there’s more to it than those eye-catching headlines.

Three Reasons Why Money Won’t Fall From the Sky Today… 

One: Will there really be that much cash out there? Maybe but the Facebook IPO is instructive as the company’s shares did not go crazy and went down by $20 a share in the first few months after its IPO.

(Okay, eventually, the stock went up and cash flowed forth.) 

Two: Assuming there is more cash on the market and in the accounts of all those coders and sales people, the question then becomes: when will that cash be felt on the market? What many forget is that IPOs are usually followed by restrictive periods of 6 months to a year after an IPO during which employees are barred from cashing in their RSUs or selling options. And a lot can happen to a stock during that time.

(And remember we’ll be in an election cycle by the time money from 2019 IPOs hits the market and who knows what the world will be like then.)

Three: Just how many employees are there who stand to benefit? Not that many, right? The headcount at many of the darling unicorns of the tech IPOs is relatively small.

So is now a better time to buy or later?

So, if even just a single property owner decides to hold on to their property for longer than they would have otherwise, prices will rise in the short term because that will mean one less property to buy thus driving up scarcity and prices. Indeed, the data from when Google IPO’s in 2004 that condo price growth in District 5 held at a steady 15% clip while house prices rose 5% faster than the year prior to the IPO.  

The take-away: prices for single-family homes will increase post-IPO at a higher rate than they would for condominiums so buy now while you can while interest rates are lower than they have been over the past 2 years.

 

So How Did It Go When Google Went IPO?

Google's IPO was in August 2004. We look at price growth rates for house and condo prices in District 5 (Noe Valley, Eureka Valley, Mission Dolores, Duboce Triangle and the Haight) in the year before and after the IPO.

Price Change From 2002–2005

During which the average house price in District 5 grew from $948,000 to $1,074,000 to $1,292,000— by 13% and 18% respectively

[stack_progress full=”73″ label=”Sept 1 2002 – Sept 1 2003: $948,000″][stack_progress full=”83″ label=”Sept 1 2003 – Sept 1 2004: $1,074,000″][stack_progress full=”100″ label=”Sept 1 2004 – Sept 1 2005: $1,292,000″]

Price Change From 2002–2005

During which the average condominium price in District 5 grew from $613,000 to $713,000 to $827,000— holding at a steady 15% annual rate

[stack_progress full=”73″ label=”Sept 1 2002 – Sept 1 2003: $613,000″][stack_progress full=”83″ label=”Sept 1 2003 – Sept 1 2004: $713,000″][stack_progress full=”100″ label=”Sept 1 2004 – Sept 1 2005: $827,000″]

Sold: 140 S. Van Ness No. 1130, San Francisco | $785,000 | MLS 478265

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Vanguard Properties

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

proudly present

140 S. VAN NESS, No. 1130

Just-Remodeled, Penthouse-level 1-Bed, 1-Bath Condominium

sold.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No.  478265

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

140 South Van Ness, No. 1130, San Francisco
Topline On the Top Floor

Number 1130 is an impressive, just-updated 1-bed, 1-bath penthouse-level condominium that’s contemporary and comfortable. On the non-construction side of the building, No. 1130 faces the courtyard and has the tallest ceilings in the building. Detailed updates include brand new stainless appliances (induction range, full-size refrigerator, and dishwasher); new, full-size stacked washer/dryer; new designer LED lighting; USB power outlets & high-end hardware. Large bath has a new dual vanity. There’s a bright patio where you can relax.

The setting is quiet as there’s no one above you and because of the concrete construction. Secure parking, additional storage are among other amenities like a full-size gym, central courtyard and secure parking and professional management. Located in a rapidly evolving and central location close to 101, the building is a morning commute tech shuttle stop.

SOLD at: $785,000

Contact Us.

Have a question? Want to see if your property can do as well or better? 

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

The Photos.

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. 

Sold: 475 22nd Avenue, San Francisco | MLS 476861

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Vanguard Properties

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

proudly present

475 22nd Avenue

A Modern, Bright and Spectacular Richmond District Home

4 Beds, 3.5 Baths, 1-car Garage, Big Backyard
Renovated in 2015. Refined in 2018.

SOLD.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 476861

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

475 22nd Avenue

Par Excellence in the Richmond: Remodeled in 2015, refined in 2018

Big and open with modern comfort — 475 22nd Avenue is a bright, 4-bed, 3.5-bath, 3-level, luxuriously 2015-updated modern Richmond District arts and crafts house with an open-floor plan, tall ceilings and 2,400+ sqft of space. It’s unexpected for this trending neighborhood. It’s sunny, bright, and serene (yes, really).

The home sits on an extra-deep parcel with large sunny decks on each level that all overlook an expansive landscaped backyard equipped with its own custom 3-hole putting green, where you can practice your golf game or simply take in this quiet, easy-care yard that also has vegetable beds and drip irrigation.

475 22nd Avenue’s kitchen has luxury Thermador stainless appliances, quartz countertops surrounding a large island where you can gather, cook or entertain. There’s a large en suite master bedroom with expansive sunny deck and walk-in-closet. Other features include ample storage space, updated systems throughout, ‘smart’ home comfort and control systems, recessed LED lighting, and wood floors with direct access to outdoor space on every level. The home’s floor plan allows for flexible living with public and private spaces on different levels.

The home is a serene oasis in this charming Central Richmond neighborhood with its mix of homes, small businesses and restaurants that all create a sense of community and place.

Listed at: $2,395,000

SOLD at: $2,400,000

The Open Houses.

There are no scheduled showings as the property is currently pending.

Call for details.

The Photos.

Early Reactions.

"This house has it all."

"Beautiful."

"The openness is extraordinary."

"Amazing."

"Fantastic."

"It's such a fun space."

"It’s a great, livable space."

Features.

4 beds, 3.5 baths, 3 levels
2,413 sqft (per architect)
2 en-suite bedrooms incl. a large master suite with deck, walk-in closet and spa bathroom, 2 beds. 1 bath on ground level; internal garage access
Circa 1913, remodeled in 2015, refined and updated in 2018
36-inch Thermador gas range, stainless hood, dishwasher, built-in microwave, quartz countertops
Extra-deep 120-ft deep parcel with large backyard with eco-friendly, luxe, low maintenance synthetic grass lawn with a custom 3-hole putting green, vegetable beds and drip irrigation
Smart home systems incl. Wink lighting control, hardwired Ethernet, built-in speakers, video intercom, wired security system, video intercom, Nest thermostat
Dual-pane windows, recessed LED lighting, updated comfort and control systems throughout
Walk Score: 95 — Walker’s Paradise
Transit Score: 77 — Excellent
Bike Score: 90 — Biker's Paradise
APN: 1522013

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

A Video Snippet.

[stack_video_inline image=”12526″ mpfour=”https://www.kevinandjonathan.com/wp-content/uploads/2018/10/What-about-475-22nds-Yard-.mp4″]

Location. Location. Location.

(Or, see a Google Map here).

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. 

Sold in 4 Days: 2346 Clement, No 3, San Francisco | MLS 473356

[stack_hero_video image=”12352″ opacity=”3″ mpfour=”https://www.kevinandjonathan.com/wp-content/uploads/2018/07/clement-opening.mp4″ height=”100″]
Vanguard Properties

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

proudly present

2346 Clement Street, No. 3

Top-Floor Contemporary Central Richmond Condominium

sold (after 4 days on the market).

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 473356 

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

2346 Clement, No 3, San Francisco
Bright, Spacious and Surprising Condominium in the Middle of a Foodie Haven

Number 3 is a penthouse-level, bright, and modern 1-bed, 1-bath condominium with a cook’s kitchen, in-unit laundry, open floor plan and upgraded finishes located in a foodie haven comprised of some of San Francisco’s most notable restaurants with cuisines for almost every palette.

This 2004-built condominium has a deeded roof deck, warm radiant heat wood floors, granite and stainless steel finishes in the kitchen and a large bedroom with a walk-in closet. The property is quiet thanks to its dual-pane windows, seller-installed sound insulation and modern construction. The property is bright thanks to upgraded and updated modern LED lighting and its southern exposure that lets in natural light. There’s a spa-like bathroom with a soaking jetted tub, a fully-equipped kitchen with a double oven, gas range, dishwasher, disposal and granite counter tops.

Meticulously maintained this beautiful home is in the middle of a vibrant neighborhood with fresh food, restaurants and entertainment at your fingertips. Golden Gate Park just a stone’s throw away; 96 Walk Score. Well-run, 5-unit building, this home is a great investment for an owner-user or investor seeking flexibility in a popular location.

Listed at: $699,000

SOLD at: $845,000

Early Reactions.

"Beautiful."

"It’s a great, livable space."

"If you’re hungry you can go right out and get food or go out to eat."

"That's a huge living room. Huge! "

"That closet is so big."

Features.

1 bed, 1 bath
8-ft plus high ceilings, crown molding
862 sqft (as per tax records)

Well-equipped kitchen with recent 5-burner, double-oven, stainless LG gas range, externally vented hood, full-size Bosch dishwasher, stainless steel sink with disposal, recent stainless KitchenAid refrigerator, microwave, under cabinet lighting, granite countertops

Luxurious bathroom with soaking/jacuzzi tub
Oak floors
Recessed LED lights and new LED light fixtures
Radiant heat throughout
In-Unit washer/dryer (gas)
Spacious living room with gas fireplace
Dual-pane windows throughout

Walk Score: 96 — Walker’s Paradise
Transit Score: 75 — Excellent
Bike Score: 87 — Very Bikeable

Circa 2004
APN: 1409/069

About the Building.

2346 Clement, No. 3, is a part of a 5-unit building that dates from 2004
There's informal property management
Monthly HOA dues are $332.50 and includes garbage, water, HOA insurance and reserve contributions
There is a ground-floor commercial space that comprises approximately 14.4% of the building's area

Contact Us.

Have a question? Want to see what we did to get this result so quickly? 

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. 

One Buyer Journey to 234 Eureka Street in San Francisco with Kevin+Jonathan — A Relocation Story

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Eureka! They Found ... well ... Eureka (Street)

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From There to Here: A Buyer Journey with some Airplanes Thrown In

Just some of the houses considered and the round about way our clients went back to one of the first houses they saw with us.

How one set of buyers' house hunting journey went and some insights for your consideration

Referred to us by some of our favourite clients (yes, note the spelling) David, Felicity and their two young children were slated to come back to San Francisco having lived in London for the past few years. Native Britons originally David and Felicity had lived in Noe Valley before the neighborhood left a positive and lasting impression.

From fixer to finished home at Eureka and 19th Street in San Francisco.

This go around the couple is now a young family with a solid budget but a list of goals — central, walkable location in a house that had a blend of traditional finishes on the one hand but modern features that acknowledges San Francisco’s modernity. Plus, because the family has a lot of stuff that was being shipped from the UK, so square footage was also important. And because they have two children now the house they were to get had to have durable finishes and yard space.

We explored their core neighborhood but also ventured out a little bit into Cole Valley, Parnassus Heights and Eureka Valley. We helped them explore houses that were both on market and off-market listings both during their visits and via YouTube video walk-throughs.

We considered getting a not-perfect big house that had size but the layout, location and finishes weren’t right. Combined with the fact that the seller wanted a rent-back after close of escrow.  

Another house had amazing finishes, solid location but while bedroom and bathroom count matched their requirements where those bedrooms and bathrooms were in relationship to each other combined with a feeling that the house was narrower than it should be disqualified this one, which sold to a single professional who lives in New York half the year.

The house our clients kept coming back to was 234 Eureka, which was a fixer house purchased in 2016 as a 3-bed, 1.5-bath, 1600-sqft fixer for $1.66M.

234 was modernized, brightened and enlarged with an unfinished basement being turned into a pragmatic second family room with an extra bedroom and direct yard access. The house debuted as 4-bed, 3.5-bath, nearly 2,700-sqft modern home with an extra deep terraced backyard with a great location at $3.495M in the fall of 2017. After not selling last year the price was dropped to $3.295M and taken off over the holidays where the seller finished landscaping the backyard and the stagers tweaked the property’s interior wall colors.

Our clients saw the house on an early scouting trip late last year but hadn’t seen it as a family with all its members in tow. Jonathan, however, kept to his initial thought that this was the house for our clients. After everyone landed on our shores earlier this month the young family went back to the tweaked house over its two open weekends and it all made sense. Relisted at $2.995M after the New Year,  our clients asked us what would it take to get the house now.

We suggested a strong, fast bid at $3.295M with a short close. Indeed, our contingency-free offer had a 6-hour response deadline and was accompanied by a fully signed disclosure package with the initial deposit being the entire balance for the house. Yes, it worked and our clients got their house a week after sending in the great offer.

Since closing, we’ve been working with David and Felicity on getting their home setup before they move in with plans for a kid-friendly and upgraded back garden (aka back yard) and customization of the house’s lighting fixtures along with the kid-gates they’ll need for the next few years. 

Watch our video walk-through of the home here on YouTube.

234 Eureka
234 Eureka

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This Could Be That...

Our clients said they liked a nearby house that had a contemporary dark exterior paint color but they couldn’t envision what one candidate house would look like after cosmetic upgrades. So, we took our best shot at extrapolating what that house could have looked like thanks to PhotoShop.

WHAT BUYERS WANT

What was the right mix for these buyers? Having lived in San Francisco before David and Felicity knew the City well but also admitted that there were neighborhoods that they knew they could possibly like but hadn’t really had a need to consider before. But beyond that here’s just some of the factors they wanted in their new home: 

  • Walkability (but not too far up a hill)
  • Proximity to schools
  • Proximity to work
  • Layout — namely three bedrooms on one level so parents could be on the same level as the kids
  • Layout — an open layout but also a space for the adults to entertain
  • Storage
  • Finishes — not too modern, not too old
  • A great kitchen with storage
  • A private yard for the kids to play with and a place to plant a lime tree
  • Parking
  • Durability
  • Price and value

Commanding Results — Ahead of Schedule. Successful Selling and Better Buying

When I had my first phone conversation with Kevin and Jonathan over a year ago, my gut told me that THIS is the team I want to work with when the time came for me to sell. I didn’t even bother interviewing other agents. They worked with me on both selling and buying transactions and the results below speak from themselves.

In addition, this was all done through the Thanksgiving and Christmas holidays.

  • 6 days: the time from listing my last home to being in contract with a cash offer at 27% over asking
  • 19 days: escrow days for selling my last home
  • 2 days: the time period between closing on my last home and finding a target property to buy
  • 7 days: from the list date to being the winning bid against 18 other bids.

We weren’t the highest bid, nor were we a cash offer, but we were the best presented one.

In this highly competitive real estate environment, this is where Kevin and Jonathan truly excelled in providing guidance and getting all our ducks in a row. Presentation matters!!! 15 days: escrow length for the new home. 8 weeks: from the day I listed my last home for sale to the day I had keys in my hand to my new home (Yes, it only took 8 weeks) If there was one word to describe my experience with Kevin and Jonathan, it’s “smart”. They know the current environment and also helped educate and guide me to getting both buying and selling done.

After selling, I had a lot of fear I wouldn’t be able to find a new home. I’ve heard countless stories and read countless articles of buyers losing out to cash offers and it was discouraging. With their help, we were able to orchestrate a truly competitive non-cash offer. I honestly didn’t think this would all be done before 2018 arrived, and now I’m an extremely happy client.

— Clodel G. 

Seller, Buyer, SOMA and the Excelsior

App and Online Marketing Professional Lead for large retailer in the daytime, amazing home styling and designer at nighttime


Snaps from his SOMA Listing at 18 Boardman. This mixed-use building was listed for $1.6M and sold in just 6 days for $2.038M to an all-cash, non-contingent offer. Clodel had his choice of the multiple offers that came in after we distributed 50 disclosure packages during the 5 days we were on the open market including one that was higher in price but financed and and slightly weaker in terms. We can’t wait to see what he’ll do with his new place in the up and coming Excelsior District.

131 Peru — Sold! Buyer Represented

Congrats to our client Clodel on getting his next home which will be the nicest, gourmet-kitchen house in the area soon enough. We beat out 18 offers and submitted the best and winning offer.

 

Referrals — People We Like to Refer Our People

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In Vendors We Trust.

Here’s our compilation of our contacts, references and references from references for building materials, brands, services and more. So whether it’s an attorney to setup a trust or otherwise here are some useful folks/vendors and tid-bits to keep in mind for future references.

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LOCAL SF STORES

Crate and Barrel  downtown, Palo Alto, various locations of this Chicago-based chain crateandbarrel.com

cb2 Berkeley + Downtown SF the trendier, cheaper version of Crate and Barrel www.cb2.com

Restoration Hardware  San Francisco, Corte Madera, Yountville, Palo Alto. Outlets in Vacaville, Pleasanton and San Rafael. (their hauling/transport reference is decent and may cost about $100-$300), otherwise, 17th and Kansas Streets. rh.com

Blu Dot, Valencia Street www.bludot.com

Design Within Reach, Kansas Street, (ask to see their sample sale room; it’s in the back) dwr.com

Room & Board, 7th Street, winter sale is a madhouse with lines around the corner for floor samples

HD Buttercup, 4th and Brannan St, two annual sales (big summer and end-of-year sales)

lignet roset, De Haro Street and 15th Street, design center area (timeless French quality, chic)

West Elm, Emeryville, designer, yet affordable www.westelm.com

EQ3, Potrero, Emeryville, modern, medium to high-end www.eq3.com

Pottery Barn, Chestnut Street, pb.com.

Interior Decorator-grade: SF Design Center, Potrero, Kansas Street area

BUILDING MATERIALS
+
SUPPLIES

Building Supplies

East Star, Carroll Street, building supplies for cheap (aka, where the Irish and Chinese contractors go shop) (Ask for Ken)

Liberty Building Supply, Cesar Chavez (tile, kitchen cabinets, fixtures, tubes, vanities)

East Star (kitchen cabinets, stone/quartz countertops, toilets, vents fans, bath and kitchen hardware, faucets, taps, sinks, some tile) (Ask for Sharon)

FloorCraft, Bayshore (higher-end tile, higher-end appliances, cabinets, medicine cabinets, hardware, tile, carpet, flooring)(Ask for Fred)

Bauerware, 17th Street (every type of handle, knob or pull possible)(Ask for Matt)

Beronio’s Lumber, on Napoleon/Marin Streets (lumber, wood floors, molding, doors, windows, hardware, wainscoting)(Ask for Bill for lumber, etc)(Ask for Frank for doors/skylights)

Discount Builders Supply, Mission Street (sundries and supplies)

Home Depot (regular, pro and design-oriented, 3 stores 1 city), Daly City (better for lighting and plants)

Lowes, Bayshore (better for tile)

Unique Architectural Ideas, Finishes: https://sweets.construction.com/

Tile:

Porcelanosa, Division St (design-y, European)

Ceramic Tile Design, Duboce near Mission Street (higher end, schulter trim)

Heath Ceramics, 18th St.  ($$$) + there’s an outlet in Sausalito (!)($-$$)

Fireclay. 10th and Brannan ($$$ customize your own, great patterns, textures, shapes)

Ann Sacks, Design Center in Potrero (super luxe/high design, aka $$$)

Best Tile, Bayshore (lots of tile, schluter edges and variety, shower pans, some wood floors run by terse Chinese folks) ($)

Electrical Fixtures + Lighting

Universal Electric Supply, 8th Street (all kinds of indoor/outdoor lights, trim, cans, vent fans, electrical outlets, conduit, wires, hardware, etc.)(Ask for Winnie)

City Lights, Folsom St (all kinds of lights, designer lights, etc., great floor sample sales, light bulbs of every kind)(Ask for Sean F)

Paint Stores:

House of Color, Bryant and 24th St (Benjamin Moore, Polo and paint supplies, ask for Adelena)

Creative Paints, Ocean Ave (Benjamin Moore) and Webster Street (Benjamin Moore, Farrow & Ball, C2, Fine Paints of Europe)

RECLAIMED
REUSED ARCHITECTURAL

Reclaim and reuse some building supplies instead of going ultra custom in your victorian, edwardian; match your vintage fixtures, trim, door knobs, windows, etc. 

  • Building Resources, 3rd and Illinois Street
  • Urban Oar, Ashby & 7th St, Berkeley

CONTRACTOR REFERRAL SERVICE

Cole Valley Hardware Referral, Home Repairs (415) 753-2653 ext.3 colehardware.com/home-repair-referral-service/

Handyman Heroes [email protected] (844) 382-4376

For specific recommendations, ask us.

ONLINE STORES
+
VENDORS

Appliances

www.abt.com (best prices and service + delivery)

Hardware

Emtek hardware (the best look touch or feel)

www.homesteadhardware.com

modernhousenumbers.com (do we need to tell you what they sell?)

 

Lighting + Light fixtures 

www.ylighting.com 

www.lumens.com

www.lightingandlocks.com/  (we like the look of legrande’s adorne series, otherwise it’s lutron and their casetta wi-fi line)

Circa Lighting (great designs) 

Kelly Wearstler (LA-glam/luxe style)

Scope the doors online, then go to Discount, Golden State Windows and Doors, Ocean Sash and Door or Caldwells

Simpson Doors (will get you local quotes which local folks will beat)

Amazon.com (yes, really. They’re good for the nitty gritty detail materials like valves, connectors, LED lights and transformers)

AllModern.Com + WayFair.com (yes, the shipping is free; the variety substantial and the prices good)

Follow our Pinterest Page here to see what we’re liking. 

BRANDS WE LIKE

Garbage disposals (get something 3/4 HP or above)

Waste King

Insinkerator

Dishwashers

KitchenAid

Bosch

Kenmore

Fisher and Paykel

Trim, Faucets, Hardware

Hansgrohe

Blanco

Grohe

Emtek

Toto

Kohler

(Waterworks is poo-pooed by our plumbers, who should know)

Refrigerators

Subzero

GE Profile

Liebherr

Bosch

Fisher & Paykel

Samsung

LG

KitchenAid

Ovens/Stoves

La Cornue

Miele

Blue Star

Thermador

Viking

Bertazzoni

Wolfe

Bosch

KitchenAid

Premium Brands (overall)

Miele

Gaggenau

Thermador

Viking

Bosch

GE Monogram

Samsung

LG

MORE BRANDS WE LIKE

Garage Door Openers

Chamberlain (belt-driven > 1/2 hp, try nylon wheels)

LiftMaster

Craftsman

Sommer

Toilets + Sinks

Toto

duravit

Kohler

American Standard

Paints

Benjamin Moore paints (wide variety, designer)

C2 paints (designer)

Farrow and Ball, 4th Street Berkeley (designer, pricey)

Fine Paints of Europe (specialty, Marine paint for entry doors, cabinets)

Ralph Lauren

Kelley Moore

Valspar

Behr

Door Knobs/Locks

Emtek

Baldwin

Schlage

Kwikset  (avoid self-rekeying type)

Windows

Fleetwood

Marvin

Nanawall

Anderson

Milgard

Pella

Electrical Outlets/Switches

Legrande, Adorne collection

Legrande

Lutron  (smart casetta system works with Amazon echo/Google Home)

Levitron

ATTORNEYS

ESTATE ATTORNEYS

To not only protect your investment and interests while you own your property but also find something were to happen to you.

John O’Grady

O’Grady Law Group

50 California Street, Suite 3500

San Francisco, CA  94111 

(415) 986-8500

[email protected] www.ogradylaw.com

Loren M. Lopin

Attorney at Law

Trusts & Estates P.C.

235 Pine Street, Suite 1200

San Francisco, California 94104

(415) 200-4592

[email protected]

GENERAL REAL ESTATE LAW

Jaime Uziel

Sheppard Uziel

100 Montgomery Street, Suite 2100

San Francisco, CA 94104

(415) 296-0900 x38

[email protected] www.sheppardlaw.com

TIC-CONDO CONVERSIONS

Andy Sirkin

Sirkin & Associates

388 Market Street Suite 1300

San Francisco, CA 94111

(415) 462-5925

[email protected] andysirkin.com

Lyssa Paul

Paul Law Group

505 Montgomery Street, 10th Floor

San Francisco, California 94111

(415) 738-868

[email protected]

LAND USE/BOUNDARY DISPUTES

Daniel Frattin

Reuben Janius

One Bush Street, Suite 600

San Francisco, CA  94104

(415) 567-9000

[email protected] www.reubenlaw.com

 

ARCHITECTS
+
ENGINEERS

Ryan Knock, AIA

LEED AP, CGBP

Knock Architecture and Design

2169 Union Street Suite #5

San Francisco, CA 94123

www.knock-ad.com

415-215-2647

James Cline AIA

cline architects

870 Market, Ste. 478

P (415) 706–6953

F (866) 475–0744

E: [email protected]

W: www.clinearchitects.com

Mark Topetcher

Topetcher Architecture Inc.

828 Divisadero Street  

San Francisco, CA 94117

T: (415) 359–9997

F: (415) 359–9986

E: [email protected]

W: Toparchitecture.com

David Armour

David Armour Architecture                           

W: davidarmourarchitecture.com

T: 415.440.2880

E: [email protected]    

Riyad Ghannam, AIA, LEED AP

855 Folsom St., #330

San Francisco, CA 94107

T: (415) 699.3640

E: [email protected]

W: www.rg-architecture.com

STRUCTURAL ENGINEERS

Tim O’Sullivan

Structural Engineer

T:  (415 479-8466

David Strandberg

Strandberg Engineering

560 3rd Street

San Francisco, CA 94107

T: (415) 778-8726, x 101

E: [email protected]

Remember that you should investigate the information above before proceeding as different people will have different experiences. Please feel free to ask us if you have any questions. 

Sold in 3 Days: 875 Vermont, No. 103, San Francisco | MLS 466128

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Vanguard Properties

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

proudly present

875 VERMONT, No. 103

Just-Remodeled, Modern and Warm 2-Bed, 1-Bath Potrero Hill Condominium

sold in 72 hours.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No.  466128

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

875 Vermont, No. 103, San Francisco
Just-Minted Modern Warm Potrero Design

Perched above the curviest street in San Francisco, Number 103 is an unexpected, just-remodeled, premium, 2-bed, 1-bath condominium with 1-car garage parking. It’s modern, comfortable + bright. 103’s remodel showcases hand-picked finishes + thoughtful upgrades like full-size in-unit laundry, brand-new subway-tiled + wallpapered bathroom, brand-new kitchen with stainless steel appliances, quartz + custom cabinets. 103 is a special space with a bit of European flair.

103’s layout maximizes space by nicely delineating public + private space. Its open living/dining area has new dual-pane windows that face a tree-filled western vista while both bedrooms are quiet and look out to a private green space, each has a large closet.

Other features: a Nest thermostat, Nest Aware alarms, Cat-5 wiring, remote secure entry, wide-plank wood floors, radiant floor heating, and high-end dimmable LED recessed lighting. 103’s superior location has proximity to McKinley Square’s dog park, 101+280, Mission, Potrero + SOMA —103 also overlooks the site of the City’s annual big wheels’ race. 103 is in a 10-unit, mid-century building with low HOA dues.

HOW IT SOLD: 

With 250+ people through during the 1st open house we had 45 disclosure requests within 72 hours and 8 offers in shortly thereafter. There was a nearly identical backup offer in place too. The escrow closed in 14 days even with a financed offer that closed at nearly $1,200/sqft, a record for the building. (Feb 1, 2018)

Listed at: $699,000

SOLD AT: $850,000

Early Reactions.

It’s beautiful!

Looks great.

Love the bathroom.

I like that you’re looking at the street and not someone’s house.

How cool is this?!

This has such a unique vista for the city.

This is so cool

It’s so nice

Perfect. Functional and it looks great

Completely unexpected

It’s very worldly with a bit of European flare

Very personal

Feels very warm and modern

Features.

2 Bedrooms
1 Bathroom
1-car garage parking + storage (compact car only as opening is 78 inches wide)
Just-completed luxury upgrade renovation, all work permitted
New in-unit, full-size laundry (Samsung, electric dryer)
New wide-plank, European Oak wood floors with sound-dampening underlayment
Radiant floor heat, Nest thermostat, Nest Aware detectors
New dual-pane windows in living room + bedrooms
Massive 10-ft wide closet in 2nd bedroom, barn door
Large 8-ft wide closet in Master Bedroom
Bedrooms look out to private green space
New Cat-5 wiring
New recessed, dimmable, high-end, 2700K LED lighting throughout
New legrande adorne outlets and switches throughout
New 30-in Bosch range + oven (high intensity electric; no gas in building); Bosch dishwasher
New stainless steel Zobe brand externally vented exhaust hood (750 CFM)
New 30-in stainless steel deep sink with hannsgrohe sprayer faucet, garbage disposal
New 36-in French door refrigerator with water + ice (Frigidaire)
New custom kitchen cabinets, quartz countertops + backsplash
New LED under cabinet lighting
New stainless steel Zobe brand externally vented exhaust hood (750 CFM)
New Herman Miller Nelson dining pendant light
New Heath Ceramics bathroom floor tile, new custom floating vanity, wallpaper, hannsgrohe shower trim

About the Building.

Area: 687 sqft (per tax records) 714 sqft (per architect)
875 Vermont is a 10-unit building, circa 1965
Professional property management (BPM)
103's share of the building is approximately 9% of the HOA
Monthly HOA dues: $238.78 (includes water, heat, garbage, building insurance and management)

Contact Us.

Have a question? Want to see if your property can do as well or better? 

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. 

Steady and Increasing: Homes Sales Data from the First Part of 2017 is In

WHAT’S NEW AND NEWS WITH US

1st Half of 2017? Sales Data Holds Steady in SF Real Estate From 2016 to Date — Summer Selling Pattern Takes Hold 

 

It’s been six months since 2017 started and real estate has held pretty steady with modest gains to prices and similar numbers of properties being bought and sold. We’ve had a banner year already and have lots of listings in the works in addition to the trio we have open this weekend both on Saturday and Sunday. Also hopeful is that we also saw a slightly increased number of new listings pop up this week as opposed to the past few — perhaps an acknowledgement that people are back from the 4th of July holiday? 

 

San Francisco Sales Data for the First Part of 2017

Here are a few trends we’re seeing this summer and in the longer term.

  • Mortgage rates remain low, despite Ms. Yellen’s increase. While they’ve gone up this year and are likely to increase even more later this year, mortgage rates are still holding steady. Folks should really act soon to capture this market anomaly
  • Smaller-sized residential projects will be more popular and feasible as we’re already starting to see (see our Stories of the Week section below to see why) 
  • The most recent sales have showed that we are indeed in the summer pattern. Like the fog, things have cooled down from our May highs with properties taking that much longer to sell with fewer offers. This cool pattern will, like it does every year, give way in September after Burning Man (yes, it’s Burning Man now, not Labor Day) and we should go back to more activity and higher prices.
  • It looks like prices will remain strong as buyers are confident in San Francisco real estate. After all, it is not only a rare place on earth but remember that all the people who bought houses over the past years did so with cash or have such low mortgage interest rates that it doesn’t make sense to sell much less give up tax benefits and extra equity earned already. 

Thank you all for reading. Please feel free to contact us if you have any questions or if you think someone you know could benefit from our thoughtful and engaging approach, pass our contact information along. Without you we cannot do what we love to do!

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