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In Contract: 180 Corwin Street, Unit 2 | San Francisco

180 Corwin's View

Straight down Market Street View 180 CORWIN STREET KEVIN K. HO + JONATHAN B. MCNARRY PRESENT UNIT NO. 2 | NOW SELLING Vanguard Properties

EXCLUSIVELY BY:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 497922

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

IN CONTRACT.

180 Corwin Street, Unit No. 2

Sweeping, dramatic and hypnotizing views of San Francisco’s gleaming skyline define 180 Corwin for sure, but so do its modern luxe finishes, proximity to the Castro and Noe Valley as well as its cul-de-sac location next to the equally dramatic Kite Hill open space that effectively serves as the home’s 2.5-acre backyard (yes, true to its name, people actually fly kites here). Unit 2 at 180 Corwin has 2 beds, 1 bath, 1-car garage parking and deeded storage. Unit 2’s incredible views change so much during the day, varying from an alpine meadow, a forest of houses to a dramatic twinkling skyline at night.

Updated for sale, Unit 2’s kitchen has all-new appliances, countertops, hardware and lighting. Just-refinished warm-feeling matte oak floors that absorb and recast luminous sunlight during the day to give the space that sought-after light and breezy feel. At night, the skyline’s sparkling lights brilliantly contrast with the warm rich light from newly updated recessed LED lighting. There’s a great public/private layout with the kitchen and open living/dining/patio area on one side with the oversized master bedroom and guest bedroom, each with recessed lighting and generous closets, on the other.

The building completed its seismic retrofitting last year and is part of the condo conversion schedule that should resume soon. 

LISTED AT:

$949,000

Stay tuned for details about the sale.

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 2. It’s pretty neat and accurate. Note: Mr. Raffi (the black lab) is excluded from the sale). 

Things to Know about 180 Corwin Unit 2 Notes

2 Beds, 1 Bath (shower over tub), 1-Car Parking (garage, side-by-side, interior access)

Dramatic 270° panoramic views from living room, kitchen, bathroom, and master bedroom

All-new stainless steel kitchen appliances: refrigerator (Samsung), induction range with microwave over range (Frigidaire), dishwasher (Bosch), garbage disposal (American Standard)

New recessed LED lighting with dimmer switches

All-new kitchen countertops (quartz), sink, hardware, designer switches/outlets (Legrand adorne), LED lighting

Oak floors (just refinished) throughout

Deeded storage area (basement)

≈ 70 sqft, sheltered, east-facing exclusive patio with slate tile Recently installed, oversized, dual-pane picture windows and patio slider

Location. Location. Location.

12-minute walk to Castro MUNI station
(K, L, M, Castro Shuttle, various bus lines + tech shuttle stops)

180 Corwin has an 80 Walk score, 85 Transit Score

Next to Kite Hill, a 2.5-acre grassy knoll, that has walking trails, steep rock formations and incredible views of the City. The area is also off-leash, and is where people do fly kites. There are also fields of wild oat grass with various trees along with ornamental plants.

The Building.

Six-unit building, circa 1960 $469/month HOA dues (water garbage, common area maintenance, building insurance, and reserves)

Soft-story seismic upgrade done, 2019; various past updates

Multi-story, detached 5,000+ sqft building with a finished basement/storage level and unfinished level below that

Ownership agreement for the six units by Andy Sirkin

On schedule to fractionalize current mortgage and to convert into condominiums*

*ask us for more information

Photos zoom_out_map
The Floor Plan

The general layout of Unit 2. This is only an approxiamation and this is one of those spaces where you need to be there in person to appreciate it fully.  

Floor Plan
The approximate floor plan for unit 2 at 180 Corwin.

Photos location_searching
The Location

Perched on a hillside overlooking the Castro, Eureka Valley and Noe Valley, 180 Corwin has an amazing vantage point where you’re both in and above the view. Its central location is convenient and even though it’s central you’re still in touch with nature. 

Interested? 

Well, we’re glad you are. But if it’s not this property, or if you want to ask us something else, feel free to reach out to us. 

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. 

Privacy Cookies. Mmm. Cookies. 

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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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TELL EVERYONE.

SEARCH THE SITE.

©  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: 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. 

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. 

Kitchen Remodel as Progress … Or public health risk?

From this week’s Sunday NYTimes:

Many of the safety issues of yesterday’s kitchens are gone. No one in my family is likely to tumble into an open hearth. But new kitchens pose a more subtle danger to our health by doubling as a comfortable social, entertainment and eating hub. Retail marketers have long known that when tempting food is within close range of our eyes or nose, we tend to eat more of it. In our new kitchens, it’s just too darn easy to get to addictive snacks and calorie-rich drinks.

See more at the NYTimes Sunday Review

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