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

32 Dorland

32 Dorland Street KEVIN K. HO + JONATHAN B. MCNARRY PRESENT NOW AVAILABLE: MISSION DOLORES 4-UNIT Vanguard Properties

EXCLUSIVELY LISTED BY:

Kevin K. Ho, Esq.
Jonathan B. McNarry

SF MLS No. 501033

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

415.297.7462 | Kevin 

415.215.4393 | Jonathan 

NOW AVAILABLE

32 Dorland Street, San Francisco 

With an amazing location minutes from Dolores Park, Bi-Rite, Delfina, Tech-shuttle stops and mass transit on a true tree-lined street, 32 Dorland is a classic Mission Dolores multi-unit building with solid income, consistent tenants, and potential to expand with an in-envelope ADU. 

Set on an idyllic street that’s lined with trees and lamposts instead of power lines and just a stone’s throw away from Dolores Park, 32 Dorland Street is the rare opportunity to purchase a classic San Francisco building that earns solid income while also possessing the potential of adding even more value without the need for evictions or negotiated buyouts.
32 Dorland comprises four 1-bedroom units — each with coved ceilings, bay windows and wood floors. The well-maintained building has a authentic and bright feel and has two levels over a large garage level that contains a 400+ sqft underutilized area that’s also street accessible by breezeway. There’s also a sunny back garden area with large, fragrant jasmine plants. Available for the first time in years, the opportunity to own this piece of San Francisco is here and ready for you.

 

Listed At: $1,995,000

 

Limited Showings Only

 

Photos
The Photos

Overhead Things to Know about 32 Dorland Notes About 32 Dorland

Circa 1925, maintained 4-unit building over garage with concrete foundation

2,369 sqft (per appraiser)

4 1-bedroom units, 100 percent occupancy; all tenants current on rent

4 total parking spaces on ground floor or 1 space with an ADU with ≈ 455 sqft of living area accesible from street Location. Location. Location.

Covetted and desired location for owners and renters alike that is within a stone’s throw from the ever-popular Dolores Park, multiple tech shuttle stops, Bi-Rite Market, Bi-Rite Creamery, Delfina, Deflina Pizzeria and Tartine — all within 1 block Rental Income + Expenses

100 percent occupancy

$8,270/month rental income, $99,243/year (scheduled), $9,000/year operating expenses (scheduled, excluding property taxes)

Tenants pay PG&E, Internet

Owner responsible for refuse, water/sewage, garbage and common area power

Photos zoom_out_map
The Floor Plan

The general layout of 32 Dorland. This is only an approximation.  

The entire building

Photos location_searching
The Location

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. 

Privacy Cookies. Mmm. Cookies. 

We’ve been told that our website may be using cookies — the electronic ones — not the ones that Cookie Monster loves. These cookies, tracking pixels and related technologies are small data files that emanate from our server or platform and are stored on your device or browser.

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

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

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: 855 Bellevue, Daly City, CA | $1,210,000 (Over Asking, Multiple Offers)

855 Bellevue Ave KEVIN K. HO + JONATHAN B. MCNARRY PRESENT CROCKER | DALY CITY | 2,000-SQFT HOME, JUST-UPDATED Vanguard Properties

855 Bellevue Ave KEVIN K. HO + JONATHAN B. MCNARRY PRESENT CROCKER | DALY CITY | 2,000-SQFT HOME, JUST-UPDATED Vanguard Properties

EXCLUSIVELY LISTED BY:

Kevin K. Ho, Esq.
Jonathan B. McNarry

SF MLS No. 501143

MLS Listings no. ML81800754

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

415.297.7462 | Kevin 

415.215.4393 | Jonathan 

IN CONTRACT 

855 Bellevue Avenue

Right across the San Mateo county line, in Original Daly City/Crocker and perched on a quiet part of the street with a green space behind is 855 Bellevue Drive, which is a 5-bed, 2.5-bath 2-car parking, 2,000-sqft home that’s just been remodeled.

Spacious. Gracious. And newly remodeled for its future owners, 855 Bellevue has 5 bedrooms, 2.5 baths, 2-car garage parking, a second living area and a dramatic north view towards San Francisco and, on a clear day, the view goes all the way to Mt. Tam.

855 is move-in ready with various possibilities for the floor plan. The quiet home has a large back garden that sits next to a large green space behind the property. The midcentury home has just had its systems updated (new forced air heater, water heater, and windows among more); a new, large and bright kitchen installed with new cabinets, counters, backsplash tile and brand-new stainless appliances. The home also has new recessed LED lighting throughout and new double-pane windows. The bonus lower space has 8+-foot tall ceilings, access to the backyard and to the garage where the laundry hookups are.

Minutes away from BART, Westlake, 280 and San Francisco’s Crocker neighborhood the home is ready for its next chapter having been in the same family for nearly 40 years.

LISTED AT:

$998,000

IN CONTRACT (WITH BACKUP OFFER)

Photos
The Photos

Photos
The Property Video

Watch the 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 855 Bellevue. 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 855 Bellevue Avenue Notes About 855

5 Beds, 2.5 Baths (just updated), 2-Car Parking (garage, side-by-side, interior access); Generous ceiling heights (8-ft, 8+ feet)

Laundry (hookups in garage)

Stainless steel kitchen appliances: by Jenn-air, Samsung, gas range dishwas, garbage disposal

Recessed LED lighting throughout

All-new kitchen backsplash and LED under cabinet lighting

Wood fireplace in living-dining

Second Living Area (basement)

Large, terraced back garden

≈ 2,000 sqft of living space (per appraiser) including, ≈1,378 sqft for the entry and main level and ≈ 622 for the lower level

Location. Location. Location.

Minutes away from BART, San Francisco, I-280, Westlake, Metro Center, Daly City shops and restaurants. fiber_new What’s New?

The sellers did a whole lot to ge the home ready for you! Among more, there are....

New windows (dual pane with screens)

New Kitchen cabinets, counters, tile, appliances, sink and floors

New Forced Air Heater, Water Heater

New garage door (to be installed July 28)

New roof

New Skylights

New recessed LED lights

New Bathrooms/fixtures

New wood floors

Photos zoom_out_map
The Floor Plan

The general layout of 855 Bellevue. This is only an approxiamation.  

The Floor Plan

Photos location_searching
The Location
Oops...
Slider with alias 855 Bellevue Menu not found.

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. 

Privacy Cookies. Mmm. Cookies. 

We’ve been told that our website may be using cookies — the electronic ones — not the ones that Cookie Monster loves. These cookies, tracking pixels and related technologies are small data files that emanate from our server or platform and are stored on your device or browser.

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

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

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

How much is a Square Foot?

How Much is a Square Foot in San Francisco? 

No doubt about it, San Francisco real estate is an expensive proposition but it's one that has shown strong growth. Consider how much your house would be worth if you bought what an average single-family house just 10 years ago? 

The Latest Data: Dollars Per Square Foot

The latest data from the MLS:

For Single-Family Houses

Median Sale Price Figures  

For Condos

Median Sale Price Figures  

Beyond Any Expectations

We're ready to help you find the right value for you.

Listed: 574 Natoma, No. 102, San Francisco as Listed by Kevin K. Ho, Esq. + Jonathan B. McNarry, Vanguard Properties

[stack_hero_video image=”12399″ opacity=”3″ mpfour=”https://www.kevinandjonathan.com/wp-content/uploads/2018/07/Natoma.mp4″ height=”90″]
Vanguard Properties

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

proudly present

574 Natoma, No. 102

Surprising Contemporary SOMA Condominium

leased.

[/stack_hero_video]

Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 473891

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

574 Natoma, No 102, San Francisco
Sunny SOMA Studio with Upgrades, Storage and Deeded Outdoor Living Area

Number 102 is a 2012-built bright and sunny SOMA studio condominium with a large private outdoor living room/patio with a adjustable overhead cover, custom-installed cabinetry with copious amounts of storage, fireplace, full-size kitchen appliances including a Wolf gas cooktop, microwave, full-size dishwasher, solid-surface counter tops with new LED lighting, large bathroom with a new vanity, updated LED lighting throughout and upgraded tile floors.

Easy access to food, shopping and Mid-Market tech corridor. 574 has a 100 Transit Score, 97 Walk Score and 97 Bike Score. Secure intercom entry, common in-building laundry, bike storage and roof terrace. Well-run, 11-unit building, this home is a great investment for an owner-user or investor seeking flexibility in a central and evolving location. Leased, month-month parking around the block at the SOMA Residences available for $300/month.

Early Reactions.

"Wow."

"It’s a great, livable space."

"Cute."

"It's really modern and bright!"

"That closet is so big."

Features.

Studio + 1 bath
376 sqft (as per tax records)
185+ sqft deeded outdoor patio with overhead privacy and shade cover

Well-equipped kitchen with recent Wolf 4-burner gas cooktop, full-size dishwasher, integrated solid-surfaced sink with disposal, stainless steel French-door refrigerator, microwave, new under cabinet lighting, solid surfacing countertops
Large shower-over-tub bathroom with brand-new bath vanity, faucet and lights
Porcelain tile floors
Updated LED ceiling lights
Living room as gas fireplace, storage
Walk Score: 97 — Walker’s Paradise
Transit Score: 100 — World Class
Bike Score: 97 —Biker's Paradise
Circa 2012
APN: 3726/192
Delivered vacant, no rental or eviction control

About the Building.

574 Natoma, No. 102, is a part of an 11-unit building that dates from 2012
There's informal property management
Monthly HOA dues are $356.44 and includes garbage, water, gas, HOA insurance and reserve contributions
There is a ground-floor coin-operated laundry and bike storage; there is a MonkeyBrains internet antenna installed onsite that a new owner could subscribe to

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 Photos.

The Walkthrough.

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: 350 8th Avenue, San Francisco, Exclusively Marketed By Kevin K. Ho and Jonathan B. McNarry, Vanguard Properties

[stack_hero layout=”parallax-thin” image=”12224″ opacity=”50″]
Vanguard Properties

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

proudly present

350 8TH AVENUE

Inner Richmond Multi-Unit Income Property

sold.

[/stack_hero]

Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 470529

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

350 8th Avenue, San Francisco
4-Unit Inner Richmond Income Building

350 8th Avenue has been owned by the same owners since it was built in 1972. With 5+ parking spaces in an enclosed garage with small backyard, the 3,800+-sqft, 2-level-over-parking building has 4 residential units, one of which (a 3-bed, 1.5-bath, 800+ sqft west-facing unit) will be delivered vacant. The property has that mid-century flare with potential. 350 is located in the Inner Richmond, off of Geary Street, across from the Laurel School with a 97 walk score. There are banked rent increases available this October.

Offered at:

$2,095,000

SOLD AT:

 

$2,095,000

Contact Us.

Have a question? 

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

Features.

Address350 8th Avenue
NeighborhoodInner Richmond
Number of Units4
Number of Vacant Units1
Building Area3,862 sq ft (per tax records)
Parking5-6, covered garage
LaundryCommon, coin-operated
Parcel Number1439/029
Year Built1972
ZoningRM-1
Parcel Size25 ft x 121ft (3,000 sqft)
Historic Category"B" Eligible (unknown)

The Photos.

Location. Location. Location.

Rent Rolls + Potential.

UnitConfigurationCurrent RentBanked IncreaseMarket RateInformation
12nd-floor 3-Bed, 1.5-Baths, ≈ 800 sqft Vacant$4,500/mo
22nd-floor, 2-bed, 1-bath $1,230/mo$1,280/mo$2,700/moMove-In: Jan 1, 1996 @$885/mo with applicable increases since. Current $1,230 rent set on October 1, 2016.
3Top-floor, 3-bed, 1.5-baths $1,470/mo$1,425/mo$4,500/moMove-In: Apr 1, 1994 @$975/mo with applicable increases since. Current $1,370 rent set on October 1, 2016.
4Top-floor. 2-bed, 1-bath $1,190/mo$1,240/mo$2,700/moMove-In: Mar 1, 1992 @$825/mo with applicable increases since. Current $1,190 rent set on October 1, 2016.
MiscParking Space$100$100$250Unit No. 3 rents an extra parking space

Gross Revenues

$3,890/mo
$46,680/yr
$8,545/mo
$102,540/yr
$14,400/mo
$172,800/yr
*Banked rent increases available in October 2018
Tenants pay PG&E, Internet/cable; Landlord pays garbage and water/sewer
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 5 Days: 41 – 43 Mars Street, San Francisco | MLS 468833

[stack_hero_video layout=”self-hosted-full” mpfour=”https://www.kevinandjonathan.com/wp-content/uploads/2018/03/41-Mars.mp4″ image=”12085″ opacity=”6″]
Vanguard Properties

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

proudly present

41–43 Mars Street

Charming, move-in ready, 2-unit Victorian cottage with views, upgrades and outdoor space.

SOLD.

[/stack_hero_video]

Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 468833

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

 

41–43 Mars Street: Sunny, Updated and Desirable 2-Unit

Out of this World San Francisco Views from Mars!

Perched above the vibrant and centrally located Castro corridor with east-facing skyline views, 41-43 Mars is a just-updated urban oasis on a quiet non-power-line street. Each warm and bright 2-bed, 1-bath unit has just been updated; each has its own kitchen, outdoor deck space with a patio, storage, and there’s a bonus room below with basement storage. Legally a 2-unit building, Mars will be delivered vacant with no recorded eviction history. The sellers took meticulous care of the property and added new flooring, decking, light fixtures, countertops, stainless steel appliances among more. Move-in ready, the possibilities are many — TIC-to-condo, residence and income unit, or as a home with a true in-law.

Listed at: $1,495,000

SOLD at: $1,800,000

Early Reactions.

It’s so nice and bright.

Sweet as can be.

I love the skylights. It’s sparkling.

This place is incredible.

This is so nice.

Talk about out-of-this-world views... on Mars!

It's so cute I had to snapchat it.

Features.

2x 2-bed, 1-bath units, each with kitchen, decks + bonus room on yard level
1,603 sqft (total) as per appraiser
10-ft 4-in tall ceilings, upper unit
9-ft 1-in tall ceilings, lower unit
7-ft 3-in tall bonus room height
New toilets, sinks, faucets and LED-backlit mirrors
New quartz kitchen countertops
2017 new oak floors
New carpet lower unit
New stainless appliances (gas stoves)
New lighting throughout
Deck awning 2015
Each upper unit bedroom has deck access
Stunning City views
Power-line free street

About the Building.

This victorian cottage was moved here in 1926 from Corbett Street
Mars Street has no above-ground power lines

The Photos.

The Floor Plan.

A Video Walk-Through

Contact Us.

If you have any questions, feel free to reach out to us. 

(call or text us).

Kevin (415) 297-7462

Jonathan (415) 215-4393

 

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.

 

Sold: 1050 Los Trancos Road, Portola Valley, San Mateo County | Vacant Land with Plans

[stack_hero_video opacity=”3″ height=”100″ mpfour=”https://www.kevinandjonathan.com/wp-content/uploads/2017/11/Los-Trancos-Parcel-Looking-Up.mp4″ image=”11706″]
Vanguard Properties

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

proudly present

1050 Los Trancos Road

Portola Valley
Dream Home Parcel + Plans
San Mateo County

The Perfect Setting for a Modern Californian Home

Vacant Parcel with Permit-Ready House and Site Plans

sold.

[/stack_hero_video]

Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

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

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

SOLD: 1050 Los Trancos Road
Portola Valley Development Opportunity with Approved Plans

Idyllic + private, 1050 Los Trancos Road is an approximately 6,800-sqft undeveloped forested + quiet parcel. The San Mateo County Planning + Bldg Dept has issued a “ready to issue” permit letter for an open and bright 2,154-sqft, 3-bed, 2.5-bath house with 400-sqft deck and detached 400-sqft, 2-car garage. Sellers are providing those plans, permit applications, required studies and contact information for the various geologist, arborist).

While the property is in unincorporated San Mateo County, it has a Portola Valley address that is within the Portola Valley School District, which is one of the best school districts the Bay Area. The site is quiet and forested with valley vista views. While it’s tucked away from major traffic, the location is just 15 minutes away from Stanford and minutes away from 280. The parcel’s forested setting, which has been studied by an arborist, features mature Sequoia and Oak trees. Building on this parcel has been confirmed via geotechnical study + recommendations. The northeast-facing parcel measures approximately 95 feet long by 80-90 feet with municipal utilities from the street.  

The purchase will include the approvals from the County as well plans and drawings from San Francisco-based architects Winder Gibson, who are more than happy to assist the parcel’s new owners through the build process. The architects created a home that is modern yet restrained to honor this special setting. Preliminary general contractor estimates are also available. The home will have 10-ft ceilings on the main level and 8.5-ft top-floor ceiling heights which will also feature large windows, patio doors that let in the views and forested light.

Offered at:

$615,000

SOLD:

$575,000

MLS Listing Number: ML81687135

SFAR Listing Number: 465502

LINKS.

Official Links.

  • Search for the County’s Building and Planning Permits here. (Use the APN of 080082040)

 

  • See the area’s parcels in the subdivision map here. (Search for APN 08008040)

BULLET POINTS.

The Parcel.

  • Sloping, 6,800± sqft parcel with trees of varying sizes 
  • Aka Lot 57, Los Trancos Woods, Tract 1, Portola Valley, San Mateo County (no formal address assigned) 
  • Assessor Parcel Number: 080-082-040
  • Northeast facing, sloping parcel view treeline views 
  • Heavily shaded and forested parcel with canopy
  • Black Oak and Sequoia trees (among others) examined by arborist for site approval
  • Arborist study and report included with recommendations to reduce number of tree removals for construction
  • Extensive soils and geotechnical studies to confirm site is buildable by Murray Engineers, Inc., of Los Altos 
  • Detailed structural engineering plans and drawings completed for proposed structures by MacLeod and Associates of San Carlos
  • Parcel measures approximately 95 feet long by 80-90 feet deep
  • Parcel is located 15 minutes from Palo Alto and 30 minutes from San Francisco 
  • Sale includes contact information for various professionals, vendors and County staff

The House Plan

(Proposed and Approved) 

  • Permit-ready approved plans for a 2,154+ sqft single-family house, 400-sqft terrace and 400-sqft detached garage 
  • 2-story home with open-concept main floor that captures the views and setting with windows and patio doors 
  • 3 Beds, 2.5 Baths with large terrace, 10-foot and 8.5-foot ceilings, plenty of windows with a design that still preserves the area’s tranquil natural beauty ; 2-car garage is detached
  • Plans available for review and included with purchase, drawn and created by Winder Gibson Architects of San Francisco 
  • 3 general contractor bids/estimates for construction range from $1.2M-$1.5M with 1-year of construction estimate 
  • Plans and approvals were product of extensive approval process and Seller efforts that have taken at least 3 years of time  
  • Home is in the Portola Valley school district and will be connected to the West Bay Sanitary District (water + sewer) 

YOUR FUTURE HOME (VIRTUALLY)

If the above tour doesn’t load, then take a look at this virtual tour of the proposed house here.

The Photos.

THE PLANS

The Main Level. (Courtesy of Winder Gibson) 

Click the image for a PDF version.

The Upper Level. (Courtesy of Winder Gibson) 

Click the image for a PDF version.

For a full set of plans, please click below. 

 (Dropbox link)

THE SETTING.

FAQs.

Q: Why are the Sellers selling? 

A: The Sellers bought the parcel with the intent of building a modest house for themselves — a married couple with 2 children. The Sellers said that they intended the house’s scale to be modest. “It’s big enough for my family, but not blown out to maximize profit from development,” the Sellers said. “It will be full of light and air with a lot of open space and huge windows.” The design, by San Francisco-based architect Geoff Gibson of Winder Gibson, is contemporary but subtly so as the house is also meant to fit into the neighborhood, which is a mix of A-frames, contemporary Californian and updated rustic homes. Instead of building the house however, they ended up moving to Seattle for a job that was too good to pass up in 2015.

Given they were so far in the planning and application process the Sellers wanted to get all of the paperwork and approvals ready so that they could at least have the parcel ready for a new owner to build.   

Q: Is the Seller doing a 1031 exchange? 

A: No. There are no current plans to do so.  

Q What’s the address for the parcel?    

A: 1050 is merely a placeholder address number that we’ve used to make it easier to remember and for marketing. A future owner who completes the process can work the relevant authorities to issue a final address for the parcel.   

Q Are the plans included with the sale?    

A:  Yes, a license to the plans from the architect to the Sellers will be transferred to the new owners. The Sellers will provide those plans, applications and communications with the architect with the sale. They’ll also provide documentation, reports and contact information for the other professionals they retained to date in getting the site ready for construction. 

The Sellers will also provide contact information for the professionals they hired to complete the approval process. The Sellers will also provide contact information for relevant San Mateo County Planning and Building Department staff members who worked on the project’s approvals.  

Q: Is it possible to make changes to the plans and approvals obtained to date?  

A: While anything is possible with the right amount of money, effort and time, the Sellers advise that any change would likely require another round approval(s) with the County and require additional architect time.

Q: Does the parcel have access to utilities and municipal services?

A: Yes, water and sewer services as provided by the West Bay Sanitary District are available at the street. There is an “annexation” process that needs to take place with the District. Instructions about how that is done and a rate sheet from the District are included with the disclosures. The county’s Department of Public Works has granted an easement agreement that allows for these services to be connected to the mains which are located under the road. A copy of this agreement is attached to the disclosures, which you can request from Kevin and Jonathan.     

Q: Has a building permit been issued?  

A: Not yet. Because a permit needs to be acted upon within 6 months of issuance and because there are various fees and costs that need to be paid before a permit can be issued, and because the Sellers have no idea of what a future owner will do with the current approved plans the Sellers have not asked the County to issue the actual permits. But the County has issued a “ready to issue” permit notice which is the next-to-last step in San Mateo County’s approval process. The Sellers understand that the following steps need to be done before the actual permit for the current plans can be issued — sellers have not paid the fees associated with each step:

  • Application for and issuance of a water service permit and a sewer connection permit with the West Bay Sanitary District (e.g., complete annexation process and prepayment of those fees and the additional annexation fee of $70,000 approximately) 
  • Payment of school fees (Sequoia Union High School District)
  • Preconstruction site inspection for erosion control and tree protection plan (general contractor task, staff inspector)
  • Submission of the property’s fire sprinkler plan (a general contractor task) 
  • Payment of permit application fee (approximately $13,000–$14,000)

Q: The Sellers legalized the parcel, what else did they do?

A: The Sellers navigated the long approval process of getting the project approved, which is evidenced by the RTI (ready-to-issue) letter the Sellers received from the County meaning that the County is ready to issue a building permit for the site. From when the Sellers bought the parcel to the point of getting the RTI, which is tantamount to permit issuance, the Sellers were either asked to and have completed the following:

  • Legalize the parcel with respect to the County;
  • Obtain and establish the parcel’s corner records with a land surveyor;
  • Obtain a extensive geologic soils study for the parcel;  
  • Obtain an extensive geotechnical study for the parcel and area from a geologist;
  • Submit a tree survey and arborist report for the parcel;
  • Secure a right-of-way access agreement with the County’s Department of Public Works; 
  • Confirm connection procedures for a future home with the area’s water district;
  • Submit and revise application materials, proposed plans with specific plans, studies or drawings that included materials related to structural engineering, building schematics, traffic control, topographical conditions and building code compliance; and, 
  • Worked through an encroachment question with the neighbors at 1064 Los Trancos.
  • And, for their own knowledge, the Sellers asked 3 contractors to estimate construction costs for the project. Those estimates, which range from ballpark figures to detailed line-item detail are included with the disclosures. An updated estimate from January/February 2018 is also included that show the projected costs remain consistent. Do remember that the Sellers make no warranty or representations about these bids as they are only provided here for general information purposes. Buyers should investigate these costs for themselves.

Q: Are there any forms you’d like to see buyer agents use?

A: Yes. Please use the latest California Association of REALTORS Vacant Land Purchase Agreement accompanied by relevant agency disclosure documents. In an ideal world, your buyers would also submit inspection waivers, contingency removal documents or even an “as-is” addendum, but there is no requirement to do so of course. If you are using the CARS form, please be sure to include the following local practice and customs: Sellers pay transfer tax while Buyer pays for escrow fees and for their title insurance policies. (These terms could be part of negotiating terms of course).   

Q: Is escrow opened anywhere? 

A:  Yes. Because the property was bought via tax sale and because there are certain ownership steps that need to be taken, the escrow must be handled by Boston Title Company’s Southern California office. After this sale, the future owner is free to use any title company they wish as far as we know. 

Q: Is there an offer date?  

A: No, offers are as they come. If an offer comes in we will alert any other interested parties of this development to be as fair as possible.  

Q: Have the Sellers received any offers?   

A: Yes. Various parties have submitted offers to the Sellers, one of which was accepted. Those buyers, however, moved to cancel the contract as they experienced cash flow issues that were unrelated to the property. Each offer received has been all-cash. Out of respect to the marketplace, we cannot discuss respective offer prices.  

Q: Any advice about making an offer?  

A: Yes — Please send your messages and materials both to Kevin and Jonathan. Buyer diligence and investigations should be completed before submitting an offer. We advise your buyers to do the best they can. The Sellers would like the most people to see the Property as possible but is also keen to accept a strong and confident offer that is as simple as possible.

[stack_call_to_action layout=”button-label” intro=”Contact Kevin+Jonathan ” middle=”Learn More Now.” button_text=”Details Please.” button_url=”mailto:[email protected]”]
The information contained in the above 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 as Vanguard Properties nor its agents make any warranties regarding the property, its development potential or otherwise.  

Listed and Sold in 6 Days: 18-22 Boardman Place from Kevin Ho and Jonathan McNarry, Vanguard Properties MLS 464719

October 24, 2017 Buy Now, investment potential, SoMa
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Vanguard Properties

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

proudly present

18–22 BOARDMAN

SOMA Mixed Use.

sold in just 6 days.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No.  464719

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

LISTED AND SOLD: 18–22 Boardman Place, San Francisco
SOMA Mixed-Use Building

18-22 Boardman is a fully detached, high-income, mixed-use building with 2 residential flats, a popular ground-floor sandwich shop + secure 3-4 car parking located on a quiet one-way side-street near SOMA’s tech hub. With major updates in 2007, the building has many luxe finishes and attractive features including en-suite bathrooms, full-sized in-unit laundry for each flat, chef’s kitchens with islands + stainless appliances, gas fireplaces, video intercom. An immaculate, stylish, top-floor, 2-bed, 2-bath unit will be delivered vacant. Res. tenants fr. 2013, sandwich shop fr. 2014, which is only open 10-5 weekdays. Perfect for an owner-occupier who wants $6,600+ in monthly income or investor looking for a high cap rate trophy property.

Offered at:

$1,600,000

SOLD (with multiple offers including one financed offer over the sale price):

$2,038,000

Unit Features

No. 22

  • Upgraded master en suite bathroom 
  • Wolf, 4-burner gas stove/oven
  • Kobe stainless steel hood 
  • Buddy Rose concrete island 
  • KitchenAid stainless steel French-door refrigerator/freezer
  • Bosch dishwasher, InSinkerator garbage disposal, 27-in wide sink
  • Quartz countertops, upgraded tile backsplash
  • Remote-control gas fire place
  • New LED lighting
  • Full-Size in-unit laundry
  • Wood floors 
  • Designer paints and colors 

 

Unit Features

No. 20

  • En suite bathroom 
  • Bertazzoni, 4-burner gas stove/oven
  • Kobe stainless steel hood 
  • Buddy Rose concrete island 
  • DCS stainless steel French-door refrigerator/freezer
  • Bosch dishwasher, garbage disposal, 27-in wide sink
  • Quartz countertops, upgraded tile backsplash
  • Remote-control gas fire place
  • Halogen Track lighting
  • Full-Size in-unit laundry
  • Wood floors 

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.

Address18–22 Boardman Place
NeighborhoodSouth of Market (SOMA)
Number of Units3 (2 residential, 1 commercial)
Building AreaNo. 18: 650 sqft
No. 20: 1,039 sqft
No. 22: 1,122 sqft
Total: 2,811 sqft (per appraisal)
3,016 sqft (tax records)
Parking3-4, outdoor, secure
LaundryFull-size, stacked washer + dryer in each residential unit
Parcel Number3779/074
Year Built1923
ZoningNon-conforming, legal SALI
Parcel Size26.667 ft x 76.5 ft (2,039 sqft)
Historic Category"C" None

The Photos.

THE LOCATION. LOCATION. LOCATION.

The Numbers + Projections.

UnitConfigurationCurrent RentMarket RateInformation
18Ground-floor commercial, food prep, storage, bathroom$2,500/mo$2,500Move-In: Mar. 1, 2014
Term: 5 years
Option: 1 5-year at then-current market rate rent
202nd-floor, 2-bed, 2-bath + den$4,140/mo$4,417/mo*Move-In: Jul. 26, 2013
Tenants pay PG&E, Internet/cable
22Top-floor, 2-bed, 2-bath + denN/A$4,750
MiscParking Space$100$600$200/space

Gross Revenues

$6,740/mo
$80,880/yr
$12,267/mo
$147,204/yr
*Banked rent increase estimate available in August 2018
CurrentProjected*
Gross Income
$79,680$147,204
Expenses
Property Taxes
$18,508$18,757
Insurance$2,870.73$3,000
Utilities (Garbage, Water, Common Electricity)$6,499$6,500
Maintenance$1,184$1,200

Net Operating Income

$51,627$117,747
Assumptions
Cash on Cash = 10.43°

Cap Rate = 7.36%
GRM = 10.87
°based on 25% down, 25-year mortgage at 4% interest
*based on purchase of $1.6M

The 360° Tour.

(IO 360 or Google Chrome required to experience the full 360-degree video)

The Lay of the Property.

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. 

A $500,000 Gift from Uncle Sam? Maybe. Capital Gains, You and San Francisco Real Estate

In San Francisco the Golden Goose is Your House (and that Money Tree outside too)

CAP GAINS ART

Long-term homeowners have lots to consider apart from what furniture to keep and if their next stop is Palm Springs or elsewhere

IT’S TYPICALLY the case in San Francisco that when sell your home after living in it for long enough that you’re likely to sell at a significant profit. Given that it’s tax time we field questions about what kinds of taxes or exclusions apply to a sale. While we’re not tax professionals, we’ve seen enough examples of what happens that we can give our clients a general sense of what things someone will want to know when crunching the numbers. And yes, this is one of those times that hiring a qualified CPA or accountant is something that is well worth the cost given the potential numbers involved.

Here’s the good news: it’s possible that all of your gains will be tax-free. But because we’re in one of San Francisco’s most valuable neighborhoods, it’s more likely that some of those gains may be taxable — but just how much depends on your particular circumstances.

Initial Matters First…

Okay, so how are those numbers crunched? Roughly speaking the IRS and FTB will compare three numbers to determine if you have tax obligations when you sell your primary residence. Those are: (1) your home’s initial purchase price (your “Initial Basis”); (2) your home’s final sale price; and, (3) any ‘adjustments’ that get added to your home’s Initial Basis — that number is called the “Adjusted Basis.” The bean counters will take your home’s final sale price and subtract the Adjusted Basis to determine your gain.

 

Unlike the marriage tax penalty, Uncle Sam may give each their own due

While a single taxpayer may exclude up to $250,000 of gains realized on the sale of a principal residence, Uncle Sam and company like it when folks who are married, domestic partners or otherwise joint owners, sell their homes. So instead of a tax penalty we see when people are married, Uncle Sam may give an increased exclusion amount of up to $500,000 for hitched folks before taxes on capital gains kick in. In both cases, tax rates on gains above a given exclusion amount average out to be 35-40%. But don’t forget that these are the tax people we’re talking about, so there are lots of potentially complicated exceptions and caveats that may apply (i.e., consult your CPA). Here, the $250,000/$500,000 exclusions may come about only if a taxpayer (or taxpayers) owned and used the property as their principal residence for at least two years during the five-year period before the home’s sale. (Take note that the time requirement isn’t continuous and there are cases where the 2-year rule gets adjusted). Oh, one more thing: if your property is a rental property (or part of your property is a rental) you’ll have an entirely different set of rules that apply that we won’t go into here.

 

You’ll get credit for remodeling…

On top of the mortgage interest deductions homeowners should be taking while they own a home, homeowners may get credited for home improvements to their property. So, if you ‘improved’ your property during your stewardship you can add the costs of these improvements to raise the property’s Adjusted Basis figure. The IRS has said that “improvements” are different than “repairs.” Improvements are supposed to add value to your home and usually includes: bed, bath and garage additions; new heating and ducting, electrical, plumbing; new fences, roofs, siding, windows, insulation, water heaters, kitchen modernization (flooring and built-in appliances), and new fireplaces.

The good thing about these remodeling boosts is that all of these types of improvements are also things that will raise a property’s sale price significantly if done properly and smartly. We’ve seen that it’s usually the case that the dollars spent on remodeling will yield a far greater return on a home’s ultimate sale price, which makes remodeling an even smarter investment.

 

Those administrative details and when you have to pay Uncle Sam and Governor Brown may be in your favor

The last major category of ‘adjustments’ that can be added to a property’s Initial Basis usually include certain types of selling costs like agent commissions, legal, escrow and title fees, transfer taxes and any costs you may have paid when your bought your house that a seller would otherwise pay (e.g., there are rare times when buyers pay the agent commissions).

And while not an explicitly stated benefit, when a property’s sale closes escrow, the title company handling the transaction will simply distribute net sale proceeds in a lump sum. But what the title company won’t do is to withhold any capital gains taxes because they will have no idea of what’s what (the title company will pay off your property taxes from your sale proceeds however). Therefore, it’s up to a seller to figure out, file and pay any amounts due, which are only payable when they file their regular taxes as the title company will report the sale to the relevant authorities by asking you how to complete an IRS 1099-S form so they can issue a W-9 form which only the reports sales price (note things will be very different if you’re selling an income property). So if you sell in January 2016, any capital gains taxes would be due in April 2017 along with a taxpayer’s 2016 income taxes for example.

 

You may get to keep your current property tax rate and basis at your next house or give it to your kids or grandkids — how nice of you!

There are a few more intergenerational benefits California affords to folks 55 or older. Propositions 60 and 90 allow senior citizens to transfer the property tax basis from their current home (Home A) to a replacement home (Home B) located within the same county (Prop 60) or between certain counties (Prop 90 — you can leave San Francisco county but you cannot come into it).

This matters because Prop 13 caps property tax rate increases to no more than 2% per year (as based on your initial purchase price). The specifics are that you’ll get to bring Home A’s assessment basis amount along with you if you — or your spouse — are age 55 or older and you sell Home A and buy Home B within 1 year. Home B’s closing price can be no more than 105% of Home A’s sale price. But if you can’t find the Home B within a year of selling Home B fear not as you get 110% of Home A’s value if you buy Home B within 2 years of Home A’s sale.

And last, in case you’re in a generous mood, parents can transfer their property to their children or even to their grandchildren and still preserve the property’s current assessed value under Propositions 58 and 193 with exceptions of course.

Complicated, eh? Now you see why accountants are so busy this time of year? Give them a hug next time you see them.

Kevin Ho and his partner Jonathan McNarry are real estate agents and Top Producers at Vanguard Properties, the leading, locally owned and operated brokerage. Remember to contact your tax professionals for more about specific tax issues for your property as the above is only generalized commentary. To reach Kevin or Jonathan directly visit KevinandJonathan.com or call/text to (415) 297-7462.

Judge tosses S.F. law meant to shield evicted tenants – SFGate

The ordinance “seeks to force the property owner to pay for a broad public problem not of the owner’s making,” said Breyer, who held a one-day trial in the case this month. “A property owner did not cause the high market rent to which a tenant who chooses to stay in San Francisco might be exposed, nor cause the lower rent-controlled rate the tenant previously enjoyed.”He said the city’s claim of a causal link between a landlord’s actions and the relocation fees was further weakened by the fact that the ordinance did not require tenants to spend the fees on replacement housing in San Francisco, or anywhere else.

via Judge tosses S.F. law meant to shield evicted tenants – SFGate.

‘Super pop-up’ food hall feeds into plans for S.F.’s Mid-Market – SFGate

Take a look at the plans for just one side of one block of Market Street:

[In] the vicinity of Golden Gate Avenue and Jones and McAllister streets… Tidewater Capital has submitted plans to build 186 housing units over 10,000 square feet of retail. Next door, Shorenstein Properties is hoping to win approvals to build 301 apartments at 1066 Market St., a site that includes a sliver of Market Street but spreads back onto a large surface parking lot along Golden Gate and Jones.

via 'Super pop-up' food hall feeds into plans for S.F.'s Mid-Market – SFGate.

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