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Music to Someone’s Ears: 552-554 Capp – HUGE Victorian at $1.359M

Detached, Massive and Stately Fixer Next to Music School on the Market

Over by the Community Music Center on Capp Street where yours truly attempted to relearn violin is this giant Victorian screaming to be the next it house where tons of money is poured in and an amazing home worth 2-3x the purchase price comes out the other end (see 111 Liberty for example). The 3250+ sq ft detached home dates from “1900” (code for: building records burned in the 1907 earthquake) and has soaring ceilings, choppy layout and phased period ‘remodels’ and a $40,000+ pest bill. According to the listing agent, parking can be installed for a modest $120,000, modest when compared to the nearly $200,000 estimate to replace the brick foundation. Good thing is that the parking permit would be over the counter according to the listing agent. Those amounts are just the start, of course, and don’t factor in the major renovation you’d have to do inside, which would probably set you back another $200,000 give or take $50,000. But there’s a back cottage and a tree house to boot.

This would be all yours but only if the music school next door doesn’t buy it first, which would be a natural expansion of the school’s current facilities. According to the listing agent the Community Center is interested but is moving as fast as an entity with a board and foundation can. The seller has owned 552 Capp since the 1970s, raised a family there and then rented it out. Only recently did she use the Ellis Act to evict the tenants, but is in no hurry to sell even though the listing agent disclosed her desire to sell the property as part of a capital gains tax-deferred 1031 arrangement. At the current ask of more than $1.3 million it’s steep barrier to entry combined with the $500,000+ needed to bring it into this century. A high-priced fixer yes, but my thought is that once completed, it’d be that house on the block worth at least $2.1 million on up. Roll over Beethoven indeed.

Pictures and Open House Times Follow

Open House times are below. (Listed with Eva Stoyanov, Paragon)

07/27/12 4:00 pm – 6:00 pm Friday Open House
07/29/12 2:00 pm – 4:00 pm Sunday Open House
07/31/12 2:30 pm – 4:00 pm Tuesday Open House

EXCLUSIVE PRE-MLS Listing: 467A Duboce Avenue, Duboce Triangle, Chic Penthouse, $939,000, exclusively listed with Kevin Ho, Vanguard Properties

Learn more about this exclusive pre-MLS listing at 467A Duboce Avenue with Kevin Ho, Vanguard Properties

After less than a year here, the owners of 467A Duboce are relocating back to New York. They are heartbroken to leave this warm, chic and private home located in middle of the coveted Duboce Triangle area, which is steps away from a vibrant dog park, nightlife, transit and urban conveniences.
Like its brethren, noted architect Owen Kennerly designed this serene space, which stands apart from the other homes in the Chinese Laundry group because of its finishes, vast outdoor space, west-facing windows, exclusive roof deck and main level deck.
You may remember 467A was sold in a blink last year and you may have missed it. Here’s your chance for you and your best clients to see it before anyone else does in advance until August 3. After that, it’s anyone’s guess what the open market will say.

See what's inside.

467A Duboce Floorplan. (Approx.)

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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