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Off-Market Above Noe Valley in Diamond Heights from Kevin Ho and Jonathan McNarry, Vanguard Properties

EXCLUSIVELY MARKETED BY

Kevin K. Ho, Esq.
Jonathan B. McNarry

5407 Diamond Heights Blvd
No. 4
(Off-Market Opportunity)

Not Publicly Listed

EXCLUSIVE PRE-SALE OPPORTUNITY:
5407 Diamond Heights Boulevard, No. 4:

2-Lvl, 2-Bd, 2-Ba, 1-Pk: Once-in-a-Generation View Home. Act before everyone else has a chance and enjoy the City’s Sparking Lights from this Diamond Heights Home

 

Available, Off-Market: Here’s an exclusive and limited opportunity to own a centrally located view home before it goes to the full market.

Number 4, 5407 Diamond Heights, is a 1,300+ sqft., 2-level, 2-bed, 1.5-bath, 1-car garage, townhouse-style condominium with jaw-dropping views of the City, Bernal Hill and beyond. There are 3 decks to enjoy the unobstructed view including one off of the lower level’s master bedroom.

Number 4 is part of a well-run building that has just had seismic upgrades, a newer roof and exterior updates. Number 4’s central location is just above Noe Valley and Glen Park next to the Haas Playground.   

The upper level has an open concept layout, 2 decks, 12-foot barrel ceiling and 1/2 bath, while the lower level has 2 beds, 1 bath and a second entry accessing the building’s garage and shared laundry. The deeded parking space has an electric car charger. There are newer bamboo wood floors on the upper level as well as a kitchen that was updated in 2005.

Owned by the same couple for 30 years the property holds great promise for a new owner to customize. The sellers would like a rent-back of at least 30 days as they get set to move to Iowa next. If unsold, the property will be updated and staged to go to full market. This exclusive opportunity is rare and limited.

 

Call for Pricing

Contact Us.

You Can Reach Kevin or Jonathan by phone/text or email.

Kevin (415) 297-7462 

Jonathan (415) 215-4393 

Open Houses.

Only Shown by appointment.

 

Features.

  • Spectacular view to San Francisco’s skyline, Bernal Hill and beyond
  • 2-Bed/1.5-Bath on private sleeping level; one bedroom with private view terrace
  • Open layout main level with newer kitchen, living and dining area — direct access to 2 spectacular view decks
  • 12-ft tall curved barrel ceilings on main level
  • Newer bamboo floors on main level; 1/2 bath on main level
  • Potential to add in-unit laundry
  • Near to Safeway shopping center
  • Walk score: 74 Very Walkable
  • Transit score: 76 Excellent
  • Bike score: 51 Bikeable (steep hills, but what did you expect in Diamond Heights?)
  • Approx. 1,324 sqft (per tax records)

Location. Location. Location.

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

S.F.’s most expensive condo buildings – On The Block

The Four Seasons tops the list of the city’s most-expensive condo buildings, according to a new survey from Paragon Real Estate.  Condos in the Market Street high-rise sold for a median price of $1,760 a square foot, or about $3.2 million, in the calendar year ending May 30, 2014. 999 Green in Russian Hill was next down on the list, with a median price of  $1,653 per square foot.

via S.F.’s most expensive condo buildings – On The Block.

Can an S.F. condo appreciate $200K in two months? – On The Block

Even though the Linea — the new, modern development at Buchanan and Market streets — has not yet sold out, and in fact just announced its final release of condos, a recent buyer in the 115-unit building is already hoping for a return on their very short-term investment.Unit #610, which sold at the end of April for just under $1.2 million, has returned to the market only two months later—listed at $1.375 million.

via Can an S.F. condo appreciate $200K in two months? – On The Block.

Glen Park Award Winner Sells for $605K Over Asking – Real Estate Sold – Curbed SF

Fans of local contemporary architecture may recognize 1223 Bosworth St. in Glen Park. The 2-bed, 2.5-bath, 1,850 square foot abode was built in 2007 an was on the 2009 AIA Home Tour. Additionally, it has won several architectural awards. The “really clean, modern interpretation of a San Francisco row house” was designed by the architect/owner, Strachan Forgan. It tested the market in 2009 when it listed for $1.479M, but unfortunately was quietly taken off the market without a sale. The abode made its second appearance on April 4 when it plopped back on the market asking $1.495M, and it went into contract later that month. Shoot forward to today and the home has sold for $2.1M, or $605K over asking.

via Glen Park Award Winner Sells for $605K Over Asking – Real Estate Sold – Curbed SF.

The Top 13 Home & Condo Sales in San Francisco and more…

3, 2, 1…

The Year in San Francisco Real Estate

It’s that time of year where the number of countdown lists can get out of hand. Speaking of out of hand, here’s a look back at the top 13 sales for single-family homes and condos (not TICs) in our fair city by the bay.

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Top SF Single Family Home Sales 2013

Here are notable facts from January 1, 2013 until now:

  • 1122 Homes sold for more than $1M
  • 349 Homes sold above $2M
  • 159 Homes sold above $3M
  •  79 Homes sold above $4M
  •  50 above $5M

4 homes sold for more than $2000/sqft, well, really 3 unless you believe a house at Grand View Avenue sold for $216,666/sqft. No, the prize for a recorded sale with reported square footage (remember, not everyone reports this figure) is 86 Stanton Street at Market Street, which is really comprised of 2 buildable lots with a 435 sqft cottage coming in at $2,091/sqft. No the real winner is stunningly renovated single family home circa 1888 in Russian Hill at $2,045/sqft located at 807 Francisco Street for this 7 bed, 5.5 bath, 2-car garage home that closed for $12.375M.

How much did someone pay for the most expensive single family sold this year?  How about $18M for 3660 Jackson Street, which is a 8800+ sqft ‘stately’ home at Maple Street with 6 bedrooms, 6.5 baths and 6 parking spaces selling for a modest $2,040/sqft. A couple things to note: the people who bought borrowed $8M to do it and the last time it sold was in 1978 for something in the $800,000 range for nearly 14,000 sqft of land. Oh, and it’s kind of a fixer.

The most expensive home in District 5 was at 715 Buena Vista at Frederick, another ‘stately’ home with a 9100 sqft lot, 4700 sqft of living area with 4 bedrooms, 4.5 bathrooms and 4 parking spaces was listed for $5.95M and sold for $6M in October at $1273/sqft.

The Top 13, part 1

3660 Jackson from the outside

3660 Jackson from the outside. (SF MLS)

Yes, really. One of the bedrooms from 3660 Jackson (SF MLS)

Yes, really. One of the bedrooms from 3660 Jackson. (SF MLS)

And without further ado, here are your top 13 single family home sales for 2013 listed on the MLS, which took an average of 44 days on the market with an average per square foot price of $1401 with about 8858 sqft.

  1. 3660 Jackson St, $18,000,000, 6 bed, 6.50 bath, 8820 sqft
  2. 2622 Jackson St, $13,300,000, 7 bed, 6 bath, 11,450 sqft
  3. 2504 Jackson St, $13,000,000, 6 bed, 5.75 bath, 7260 sqft
  4. 2020 Jackson St, $12,750,000, 7 bed, 7.50 bath, 11,500 sqft
  5. 807 Francisco St, $12,375,000, 7 bed, 5.50 bath, 6050 sqft
  6. 2898 Vallejo St, $11,700,000, 6 bed, 5.75 bath, none listed
  7. 3598 Jackson St, $11,000,000, 7 bed, 7.50 bath, 10,227 sqft
  8. 2430 Broadway St, $10,950,000, 5 bed, 6 bath, none listed
  9. 2755 Fillmore St, $9,999,998, 4 bed, 4.50 bath, none listed
  10. 15 Arguello, $9,750,000, 9 bed, 7.50 bath, 9,398 sqft
  11. 2570 Jackson St, $9,600,000, 11 bed, 8.50 bath, 9,885 sqft
  12. 34 Presidio Ter, $9,500,000, 5 bed, 6.50 bath, 8,040 sqft
  13. 2668 Vallejo St. $9,500,000, 4 bed, 5 bath, 5,950 sqft

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Top SF Condominium Sales 2013 

Here are notable facts about condo sales here from January 1, 2013 until now:

  • 33 Condos sold for more than $1M
  • 119 Condos sold for more than $2M
  • 31 above $3M
  • 9 above $4M
  • and 3 above $5M

Which San Francisco condo was the priciest sale for 2013? The winner is the $7.85M penthouse condo at the Four Seasons, #27A 765 Market Street, with 3318 sqft and 3 beds, 4.5 baths and $2590/month HOA dues. Oh, and the closing price per square foot was a modest $2,365/sqft.

The Top 13, part 2

Three luxury condos sold this year at Jackson and Octavia after a stunning renovation.

Three luxury condos sold this year at Jackson and Octavia after a stunning renovation.

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The view from up there…

Here are your top 13 (number 13 has 3 as there was a tie) condo sales for 2013, which took an average of 63 days on the market with an average per square foot price of $1763 with about 3105 sqft.

  1. 765 Market St #27A, $7,850,000, 3 Bed, 4.50 Bath, 3318 sqft
  2. 990 Green #6, $6,500,000, 5 Bed, 6.50 Bath, 5600 swift
  3. 2064 Jackson St, $5,710,000, 3 Bed, 2.50 Bath, none listed
  4. 765 Market St #35F, $4,950,000, 3 Bed, 3.50 Bath, 2,572 sqft
  5. 268 Lombard St #1, $4,900,000, 3 Bath, 2 Bed, none listed
  6. 1170 Sacramento St #11D, $4,650,000, 2 Bed, 3 Bath, 2780 sqft
  7. 301 Mission St #48B, $4,250,000, 2 Bed, 2.50 Bath, 1664 sqft
  8. 2220 Sacramento St, $4,085,000, 5 Bed, 6.50 Bath, 5726 sqft
  9. 2062 Jackson St, $4,000,000, 3 Bed, 2.50 Bath, none listed
  10. 2060 Jackson St, $3,995,000, 3 Bed, 3.50 Bath
  11. 301 Mission St #48C, $3,850,000, 2 Bed, 3.50 Bath, 2180 sqft
  12. 611 Washington St #2101, $3,800,000, 3 Bed, 3.50 Bath, none listed
  13. 301 Mission #35C, $3,800,000, 2 Bed, 2.50 Bath, 2170 sqft
  14. 1945 Hyde St #6, $3,800,000, 2 Bed, 2.50 Bath, 1936 sqft

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Words of Praise from Happy Clients — Actual Review Form Attached

November 16, 2013 luxury real estate, Noe Valley

Words of praise and devotion about yours truly. Well, about my real estate services at minimum…

 

clientresponseform

Spectacular Staircase: Iron Lace Project – Design Milk

February 28, 2013 luxury real estate

SPECTACULAR STAIRCASE: IRON LACE PROJECT BY GESTION RENÉ DESJARDINS

Posted on 02.27.13 by Caroline Williamson in Architecture

This house in Montreal, Canada was built with two things in mind – the homeowner’s love of contemporary art and throwing parties. Sounds like an awesome mix to me, especially since Gestion René Desjardins also incorporated a spectacular staircase in anthracite iron lace, hence its name, Iron Lace Project.

The home began as a 1960s bungalow and while being granted the permission to tear it down and re-build, they were given strict instructions to follow the original plan. That was a problem seeing that the couple wanted to triple the space of the original structure. The architects built the new house and kept the facade in line with the other home’s on the street. Hidden behind that exterior lies a three-level house that’s invisible to the street.

Spectacular Staircase: Iron Lace Project by Gestion René Desjardins in architecture  Category

The most striking element throughout is the iron lace that’s used on the entry staircase. They continued the element on the second floor railing.

The dark color of the iron continues down the ceiling-height fireplace, both of which contrast with the all white walls and ceilings.

They also incorporated a lot of grey throughout the home.

Spectacular Staircase: Iron Lace Project by Gestion René Desjardins in architecture  CategoryBlack and grey show up in the kitchen and in the chairs in the dining room, making the open spSpectacular Staircase: Iron Lace Project by Gestion René Desjardins in architecture  Categoryace cohesive.

The ironwork looks like bubbles and I love how the light filters through the open spaces.Spectacular Staircase: Iron Lace Project by Gestion René Desjardins in architecture  Category

Another great staircase!

via Spectacular Staircase: Iron Lace Project – Design Milk.

It’s Tuesday Tour Time: Here’s Your Post-President’s Day Broker Tour Sheet

Take a look at what’s open on Tuesday the 19th.

 

Take a look what’s on broker tour on Feb 19. Want to tag along? Want me to preview something you can’t otherwise? Let me know and I’ll see what I can do. And take note that there are too few homes listed. So, if you or you know anyone even just thinking about taking advantage of the opportunities presented by the strong market, let me know!

 

Broker Tour for Feb 19 2013 (pdf)

 

 

A Terrific Tuesday Line-Up: Broker Tour

Strong Additions to Districts 5 and 9

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

MLS Broker Tour for 8:21:12

Visit Me Tonight at this 2 bedroom 2.5 bathroom chic Townhome located at 471 Duboce Ave., Duboce Triangle, San Francisco, California, Listed by Vanguard Properties.

Twlighlight Open House: 2 bedroom 2.5 bathroom Tenant-in-common located at 471 Duboce Ave., Duboce Triangle, San Francisco, California is hosted by Kevin K. Ho, Esq. Thursday, June 21, 2012 5:30 – 7:00 p..m.!

The Chinese Laundry? 471 Duboce

of Vanguard Properties..

Atop Buena Vista Terrace: startup veteran sells his 7000 sq ft pad for a cool $7M

Feast your eyes on this double-wide lot home that was built a few years ago. Modern, steel-framed constriction on a spectacular lot make for views in…well…every room! Even doing the dishes is fun: Practicality combines with views galore.

That said, the insights into how the 2x successful startup owners live everyday is also fascinating. This home is well-announced, spacious, filled with subtle and not-so-subtle luxury details. On the market for $7M. Listed with Payton Stiewe. You’re more than invited to use my buyer-representation services here!

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What does $16.5m get you these days in SF?

A Massive 11,000 sq ft Pac Heights Mansion listed with Pac Union at 1250 Pacific at Baker

The last of the Newhall family that owned this Cape Cod tucked away off of Pacific behind another ‘modest’ home passed away a couple of months ago willing this 7 bedroom mansion to a nearby church after living there for 92 years. Yes, 92. In the end it was her and a 24-hour caregiver left on this home with amazing public spaces complete with a replica of a cape cod shingled house – but inside under an atrium that leads into another nautical-like homage to the aft of an 19th century English sailing ship. The caregiver was given the ‘modest’ brick home across the street and the church got the house. The house has a servant wing ala Downton Abbey in addition to a massive outdoor greeting area for your dignitary of choice, working nob and tube electrical systems, antique water heaters and dryers as well as sweeping views north and of the Getty’s apparently. It’s not every day where you can look down on their home right?

Oh, and one thing, there’s no kitchen apart from the one in the basement where all the domestic staff lives. The SF real estate market is hot these days and $16.5M just doesn’t get you what it used to!

Here are some snaps taken during the 45 minutes it took to tour the house. Oh, and forgot to mention there are no showers in the house and we were pretty sure the phone worked!

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