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Sold: 3640 21st Street, San Francisco | $2,550,000 | MLS 479094

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Vanguard Properties

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

proudly present

3640 21st Street

Big View, Big Potential Dolores Heights Single-Family Home

sold.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No.  479094

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

3640 21st Street, San Francisco
Dolores Heights Fixer-Upper

3640 21st Street has spectacular skyline views, big potential and a coveted Dolores Heights location purchased above Dolores Park in between Church and Sanchez Streets.
On the market for the first time since the 1950s, the home sits on the view side of this iconic street — right next to the Christmas tree house and has spectacular postcard views of San Francisco‘s shimmering downtown skyline from all three levels. The house has a small entry courtyard, detached garage and sits on an extra-deep, 113-foot parcel and is most certainly a fixer-upper. Appraiser has measured the main house at 1,917 sqft and tax records show the lot has 2,848 sqft of area.

Listed at: $2,395,000

Listed at: $2,550,000

Multiple offers received — all over asking price. Buyer and Seller represented.

About the Neighborhood.

3640 21st Street is located in the Dolores Heights Special Use District.
See what that means below

Quick Facts.

  • House: 1,917 sqft (per appraiser)
  • 1,456 sqft (tax records)
  • Parcel: 2,848 sqft (tax records)
  • APN 3605-017
  • Circa 1900 (DBI)/1905 (Spring Valley Water Records)
  • ≈ 25 feet x 114 feet
  • RH-1 Zoning
  • Dolores Heights Special Use District
  • Walk Score: 86 Very Walkable
  • Transit Score: 91 World-class

Contact Us.

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

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

The Photos.

The Lay of the Land (Generally).

Click for a PDF version to appear.

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. 

Most Over Asking Award: St Patrick’s Day 2018 Edition

Most Over Asking Award: St Patrick's Day 2018 Edition

Golden in Golden Gate Heights: 2319 14th Avenue

What's remarkable about this Inner Parkside/Golden Gate Heights fixer house? Its closing price of $1.6M for starters and the fact that it got 30 offers!

The fact that San Francisco real estate agents underprice their property listings isn’t a surprise as 75% of listings in San Francisco sell for more than their list price. But there are times when underpricing’s results are even surprising to us agents.

This week’s winner comes from a ho-hum, vintage Golden Gate Heights/Sunset special. 

Having been in the same family since it was built in 1939, this 2-bed, 1.5-bath vintage house on 14th Avenue has about 1300 sqft currently and sits on a very large 3800-sqft parcel (the usual parcel size for the City is about 25 x 100 ft). The house was cleaned up for sale with the parquet floors being redone, the vintage 1940s/50s kitchen cleaned up and the oh-so-vintage knotty pine den sparkling. Despite having original materials like the almost-certain asbestos floors, asbestos-wrapped heating ducts in the unfinished garage and a (peaceful) death on property, the 2319 received 30 offers and closed well above its $995,000 list price at a $1,200/sqft+ price of $1,600,000 — some 161% of list price. Why? Perhaps the house really is “special” (according to the marketing remarks) or perhaps its proximity to West Portal or maybe fevered competitive bidding did what it was supposed to do. Either way, it’s confirmation that the market in San Francisco is as strong as ever. It’ll be fascinating to see what happens to 2319 next.  

161% of List
$1,230/sqft
2 Beds/1.5 Baths
List: $995,000
Sold: $1,600,000
No. of Offers: 30

Sold: 8 Octavia, No. 502, San Francisco | $1,295,000 | MLS 461382

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Vanguard Properties

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

proudly present

8 OCTAVIA
NUMBER 502

Beautiful
Modern
Hayes Valley.

listed + sold.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

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

Now Available: 8 Octavia Blvd., No. 502: A 2-bed, 2-bath, 1-parking condominium with a dramatic deeded patio
+ Central Hayes Valley Location

Unit 502 is a 2-bed, 2-bath stunning home with deeded 1-car parking at 8 Octavia, the 2014-built, Stanley Saitowitz-designed, showpiece building with a central Hayes Valley location. This stylish, quiet urban oasis has a dramatic deeded 16-ft x 8-ft,  west-facing patio. 502 balances design and pragmatism: there’s an open layout perfect for entertaining, ample gallery walls for your art and generous closets and kitchen cabinets. The full-gas kitchen has an island, dishwasher and large built-in refrigerator.

There’s also in-unit laundry, broad-plank wood floors, Corian counters, LED lighting & sound-dampening windows with powered external louvers, which made the building famous. Seller upgrades include a kitchen backsplash, stunning LED chandelier + smart home features like keyless entry, nest thermostat and Philips Hue. There’s well-run professional management, a virtual door person, elevator and shared roof deck too.

Offered at:

Offered At: $1,295,000
SOLD At: $1,295,000

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

OPEN HOUSES.

SOLD.

*ask us for details.

THE PHOTOS.

A 360-degree View

THE FEATURES + THE LAYOUT.

  • Number 502 has 2 beds, 2 baths, deeded parking, deeded deck, in-unit laundry
  • Designed by Stanley Saitowitz, world-renowned architect, principal of Natoma Architects, who also supervised the building’s construction
  • Distinctive concrete ceilings + floors (which render the building cool and quiet)
  • Full gas kitchen, with Bosch + Liebherr appliances, Corian countertops
  • Duravit + grohe fixtures, custom Japanese soaking tub
  • Floor-to-ceiling, sound dampening window with custom solar shades
  • Powered louver external shades for master bedroom
  • Webpass internet service for building
  • LED lights, Nest thermostat, smart home access systems incl. keyless fob entry, remote building concierge
  • 99 Walk Score, 100 Transit Score 
  • 47 Units, circa 2014, monthly HOA dues: $797, professional management managed by DDG Partners (the developer)
  • Adjacent to the popular Boba Guys and Proposition Chicken  
  • 8 Octavia sits at the intersection of Hayes Valley, Mid-Market, Civic Center, the Lower Haight, Mission Dolores and the Castro with direct access to 101
  • Interior design: Kathy Monarch Designs
  • Furniture: Khrome Studios, Design District, San Francisco

THE LOCATION. LOCATION. LOCATION.

$195M SoCal Compound is the Nation’s Most Expensive Listing – Blockbusters – Curbed National

Beverly Hills’ Palazzo di Amore, a 25-acre compound and long-haul project of real estate investor Jeff Greene, is officially on the market for $195M, making it the most expensive listing in the country. The estate, which comes with 53,000 square feet of living space, 23 bathrooms, and a driveway that goes on for a quarter-mile, clobbers the house that yesterday held the No. 1 slot on America’s list of most expensive listings, flicking Florida’s $139M unfinished beacon of tastelessness into the No. 2 position.

via $195M SoCal Compound is the Nation's Most Expensive Listing – Blockbusters – Curbed National.

From Baptists to Buyers: Baptist church turned single-family mansion in NoPa for $5.875 million – On The Block

When the Victorian on the corner of Broderick and Grove streets was built in 1886, it was one of the largest in the neighborhood. After over 50 years as a Baptist church, the home is once again one of the biggest single-family homes in the neighborhood—at over 6,500 square feet—and may be one of NoPa’s biggest sales, with an asking price of $5.875 million.

via Baptist church turned single-family mansion in NoPa for $5.875 million – 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.

Two New San Francisco Condo Developments: The Onyx SF in Potrero Hill and VidaSF in the Mission

Here are some early advances from market intelligence from yours truly, Kevin Ho at Vanguard Properties.

OPENING SOON WITH VANGUARD:  Nearly 20 new historic conversion lofts at 2 and 10 Mint Plaza will be coming courtesy of Vanguard in the first week of April.  The units which vary in size from studios to a 4 bed/ 4 bath Penthouse with parking ranging from $500,000 to $4.5M (parking limited). The sales office is under construction and when open it will have a complimentary bar — expect this in April. And, while still in early construction phases, a luxury, concrete structure, Stanley Saitowitz-designed development is taking shape at 15th and Mission Streets. It’ll be modern, chic, and expensive. But that’s the market we live in today — indeed last week’s large fire at Mission Bay will only exacerbate the situation as more than 100 new condominiums that were slated to come to the market this year went up in smoke.

NOW OPEN: The Onyx, 400 block of De Haro at 17th Street 

onyxsf
The anticipated development at De Haro and 17th Street in Potrero Hill, the Onyx, is now open.

The property will be open Saturday and Sunday. If or when you go — please indicate you’re working with me, Kevin Ho if you go during this time or are required to register. Offer packages should be available with their first offer dates should for this Tuesday.

The 2-bedroom units will range between 1200-1300 square feet and will range in price from $1.2-$1.6M parking will be included but may be uncoupled ($50,000 per space). The first release includes the 04, 06 & 07 stacks — all floor plans can be seen at their website at Onyxsf.com or a scanned copy of them with prices are here.  Parking and storage will be included in the price of each home; the buyer has the option of purchasing the home without parking.

The largest unit in the building is 405 which is 1685 square feet. That home will have  2 bedrooms plus den and 3 full bath and is located in the back by the courtyard. But the developer will not be releasing this unit right away due to construction of his second building, Onyx on Carolina. Estimates are that the developer will release the courtyard units later this year all once that building has been framed.

VIP & EARLY AT the VidaSF – Mission and 21st – NEW CONSTRUCTION

vidasf

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FRIENDS AND FAMILY ACCESS: Later this year the new condos across the street from our office on Mission Street, named VidaSF, will be ready for sale. Vanguard has been given friends and family early access. Here’s what we’ve learned: There will be 26 units released now and there is a VIP Access event on March 22, 2014. Remember, new developments are the LEAST EXPENSIVE when they first open, prices GO UP as they sell out. 

  • Junior one bedrooms start in the mid-$500k range with ≈ 500 sqft; no parking
  • One Bedrooms start in the mid-$600k range with no parking; units with parking still start in the low-$800k range with ≈ 600-800 sqft
  • One bedrooms + den start in the $800k range and include parking
  • Two bedrooms start in the low $900k range.
  • All of the 2 Bedroom/2 Bathroom homes come with parking with ≈ 900-1100 sqft

Open today (Saturday, March 22, 2014) from 1:00- 4:00 p.m. You will need to have a pre-approval from their preferred lenders to submit an offer. I have registered for the event so you can just say you’re with Kevin Ho today!

Lenders will be onsite but here they are:

Wells Fargo

Jason Chapin

p: 415.247.1247, [email protected]

Alexandra Mehas
p: 415.247.1265 [email protected]
Opes Advisors
Peter Godden
p: 415.869.6110 [email protected]
CitiBank
Tina Archuleta
p: 925. 336.7901 [email protected]

The Official Line on the LineaSF

LineaSF Update

Just as yours truly got a sneak peek at The Century SF this week, another new, triangular-shaped condo building, is also taking shape. Here’s the latest from Linnea SF:

Delivery of Linea homes is tentatively scheduled for late Jan/Early Feb 2014 according to our contact there.

How To Get In First

The best positioning for would-be buyers is to reach out to someone like yours truly and we can then approach and secure a pre-qualification where the lender could do a rate lock. The sales office is reportedly doing a soft open this weekend and should be open to the public shortly thereafter.

Preferred Lender List

In case you don’t remember in condos and especially new condos, at least for the first half of sales — maybe even more than 1/2 the units — folks financing a purchase will have to use one of the lenders listed. From the list below, you get the usual suspects.

Why these folks only?
You might be asking yourself how come. Here’s how I understand it: other lenders will not fund on a building where one party — here, the developer — owns the majority of the units. It all has to do with debt obligations and priority of creditors should things go really South. Those other creditors may get first dibs and whatever assets can be liquidated leaving the other smaller ones with nothing.

Jackie Yi, Mortgage Consultant, Builder Division
Wells Fargo Home Mortgage
201 Mission St, Suite 2200
San Francisco, CA 94105
Tel: 415-247-1293
Cell: 510-847-4795
Fax: 866-944-7350
Email: [email protected]
Website: www.wfhm.com/jackie-yi
NMLS# 461964

Carrie Mickelson, Mortgage Advisor
Opes Advisors, Inc.
435 Pacific Avenue, Suite 350
San Francisco, CA 94133
Cell: 415-321-0722
Office: 415-321-6263
Fax: 866-593-7832
Email: [email protected]
NMLS # 360829

Michael Treon, Home Lending Specialist
Citibank
One Sansome Street, 23rd Floor
San Francisco CA 94104
Phone: 415-505-7558
E-FAX 877-340-5777
Email: [email protected]
NMLS # 339550
Deborah Byrne, VP, Retail Sales Manager

Bank of America
1455 Market Street, 14th Floor
San Francisco, CA 94103
Mobile: 415-786-3705
E- Fax: 866-517-5149
Email: [email protected]
Website: https://mortgage.bankofamerica.com/deborahbyrne
NMLS#692071

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April’s First Broker Tour Sheet for San Francisco

Here it is: Your Broker Tour Sheet for Tuesday, April 2, 2013 here in San Francisco.

 

As usual, if there’s something you want me to see or if you’d like to come along with me to the speed dating of open houses, please let me know. Until then Happy Easter Egg Rolling!

 

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Kevin’s Pick List for Tuesday Open Houses for Broker Tour

The Speed Dating of Open Houses that is Broker Tour takes place every Tuesday. Here are a few that caught my eye:

Homes of Note, Tuesday Tour, Feb 12, 2013

 

Open House Tuesday 2/12/13 – 10:00 to 10:15 am

Two Bright & Spacious units in heart of NOPA! Golden Gate Av is charming w/ underground utilities, a bike lane & mature trees. Both units have bay windows, hardwood flrs & hi-ceilings w/ Victorian details intact incl brackets, moldings & medallians. Fireplaces w/ gas inserts in both living rooms, both have formal Dining Rms & SEPARATE LAUNDRY! ENORMOUS YARD is teeming w/ mature plants & has multiple patios. Potential for expansion! Upper has 5 rooms plus Laundry rm & furnace; Lower has 4 rooms & 2 walk-in closets & deck! 3-CAR GARAGE with HUGE STORAGE! Both units pay $3k! Upper is mo-to-mo; Lower lease expires 7/31/13. Close to USF, Alamo Sq, Panhandle, GGP, Divisadero, Pacific Primary & SF Day School.
  • Type: 2 Units
  • MLS: 403723

Open House Tuesday 2/12/13 – 11:00 to 12:30 pm

New Listing!
Alamo Square
$1,690,000 – 639 Steiner, San Francisco, CA 94117
Once in a Lifetime Opportunity! Incredible, Vast, 3-Story Victorian (originally a SFD), now 4 units available for the 1st time in almost 30 years! Original details in place (hardwood flrs, medallians, hardware) & custom additions (mosaics decorate many spaces) the current owner added. Tales of the City has nothing on us. The main level has a foyer, a studio apt & a 2bd, 2ba apt w/ direct access to the yard. Top two levels (incl the attic) include two more units w/ a flexible floorplan. Views of downtown, from 3 of the units, are spectacular! Two wood burning fireplaces. All Units Delivered Vacant. Garage Parking! Designed in 1894. Close to Alamo Sq Park, Divisadero, Hayes Valley, Haight, GGP & the Google Stop
  • Type: 4 Units
  • MLS: 404809

Open House Tuesday 2/12/13 – 11:00 to 12:30 pm

New Listing!
North Panhandle
$1,425,000 – 928 Broderick St #928A, San Francisco, CA 94115
Welcome to 928A Broderick street, a stunning classic San Francisco Victorian flat. This exquisite and spacious condominium combines the classic grandeur and elegance of the building’s era with exceptional contemporary design and amenities. This home boasts 14′ ceilings on the main level with a formal double parlor, a completely remodeled and spacious kitchen, large formal dining room, and a sun filled office facing the garden. The lower level consists of 3 large bedrooms with two separate entrances, a bonus room, and large laundry room. There is a private deck, patio, and a shared tranquil garden off the back of the condominium. Enjoy the convenience of 2 car parking tandem on the new gated drive. Lower unit in 2 unit condo building.
  • Type: Condominium
  • Beds/Bath: 3/3.0
  • Parking: 2
  • Approx. Sq. Ft.: 2848 (Condo Map)
  • MLS: 404676

 

Open House Tuesday 2/12/13 – 12:00 to 1:30 pm

New Listing!
Corona Heights
$999,000 – 48 Lower Ter, San Francisco, CA 94114
True View! A wonderful blend of Contemportary and Victorian design makes this condo a perfect base for your San Francisco living. Ideally located on much sought-after Lower Terrace (Parrots chose this area as their home, why not you?). Top-Floor condo on two levels. Large Kitchen with skylight, top of the line stainless appliances & Breakfast Bar. Open Living/Dining Room plan w/ wood-burning fireplace. Two step-out patios. Custom speakers in most rooms w/ media closet. Vulcan Steps to Castro MUNI. Condo is only 22 years young. It’s time to feel good!
  • Type: Condominium
  • Beds/Bath: 3/2.5
  • Parking: 1
  • Approx. Sq. Ft.: 1893 (Per Tax Records)
  • MLS: 404719

Open House Tuesday 2/12/13 – 12:00 to 1:30 pm

New Listing!
Eureka Valley/Dolore
$1,250,000 – 627 Castro St #TOP, San Francisco, CA 94114
This classic and refined top floor TIC flat consists of three bedrooms, two full bathrooms and a two-car side-by-side parking garage. Sitting just above the vibrant Castro District, this light filled home has been well looked after and recently updated with many green” features for todays discerning buyer. With an impressive master suite complete with a large walk through closet and marble bathroom as well as a professional kitchen with views of the city in the distance, this is a home who’s features combine to present a truly unique and comfortable environment. All systems have been upgraded. Steps from shopping, cafes, restaurants, MUNI, Castro Theater and a few short blocks to Dolores Park.
  • Type: Tenancy In Common
  • Beds/Bath: 3/2.0
  • Parking: 2
  • Approx. Sq. Ft.: 1600 (Per Owner)
  • MLS: 404714

Open House Tuesday 2/12/13 – 2:00 to 3:30 pm

New Listing!
Rare & Unique sought after LIVE / WORK at awarded Yerba Buena Lofts! GREAT LOCATION! Larger Live/Work highly upgraded w/ polished floors, high-end carpet, custom window coverings, stainless appliances, walk-in closet, WD, cat-walk, large patio, deeded indoor parking, Amenities & Great Location! Architecturally significant building by Saitowitz. 16+ ft. Ceilings, oversized windows -abundance of light. GREAT LOCATION: by Whole Foods, restaurants, Yerba Buena Gardens, Metreon, SF MOMA, Union Square Surrounded by South Beach, Mission Bay and the Financial District. SERVICES: 24 Hour manned security, Security cameras. Concierge Room: Security handles packages, key service and dry cleaning.
  • Type: Loft Condominium
  • Beds/Bath: 1/1.5
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 404755

Open House Tuesday 2/12/13 – 2:00 to 3:30 pm

New Listing!
Rare & Unique sought after LIVE / WORK at awarded Yerba Buena Lofts! GREAT LOCATION! Larger Live/Work highly upgraded w/ polished floors, high-end carpet, custom window coverings, stainless appliances, walk-in closet, WD, cat-walk, large patio, deeded indoor parking, Amenities & Great Location! Architecturally significant building by Saitowitz. 16+ ft. Ceilings, oversized windows -abundance of light. GREAT LOCATION: by Whole Foods, restaurants, Yerba Buena Gardens, Metreon, SF MOMA, Union Square Surrounded by South Beach, Mission Bay and the Financial District. SERVICES: 24 Hour manned security, Security cameras. Concierge Room: Security handles packages, key service and dry cleaning.
  • Type: Loft Condominium
  • Beds/Bath: 1/1.5
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 404755

Kevin’s Picks and Updates of the Week for San Francisco Real Estate 2/2/13 Ed.

Go Niners (next week)! Go See Your Next House on Saturday or Early Sunday

GO NINERS! (Bet of the Week: Niners, by 6)

Hello! Happy Weekend!. Welcome to Kevin’s Open House Picks of the Week — although this week I’m picking our 49ers. 

Just a year ago interest rates for 30-year fixed mortgages averaged 4.18% This year they are averaging 3.5% while the median price for San Francisco residential properties has shot up 39% since then. While that median price is a hard number to rely upon because inventory has changed — fewer foreclosures, lower inventory generally — one certainty is that interest rates will float down like a feather but will shoot up like a rocket and fast. And with the recovery starting nationally the risks of inflation will almost certainly lead to interest rate hikes. So while prices are higher, your overall cost and tradeoff between having more money today on hand versus money tomorrow or a decade from now can be measured by whether or not you get to make that assessment from your home.

Today’s market demands decisive action. Bidding $20,000 or $30,000 over an asking price — itself an inaccurate almost irrelevant value — is almost pointless and expected. In fact, we’ve started to see what they do in New York: the “suggested price.” Remember, market value only equals what someone (hopefully not someone else) is willing to pay for a property, which explains price flexibility especially if a property is not listed on the MLS. In fact, there is thinking that a third of property that will change hands in 2013 will be done off-market; all the more reason to have someone plugged in like me working for you.

Listing Sneak Peeks

(as overheard/shared by my colleagues)
I’ve been pounding the pavement, making calls and carefully listening to learn about new opportunities for you all before others do so you can get a head start.

  1. 24th and Dolores – Stunning renovation of two condominiums from a former single-family house. Won’t last long. Stunning views, high-end finishes, solid and quality construction. 1101 Dolores St. Lower unit 1.5 million upper at $1.995 million. Upper has four bedrooms, two and half-bath and 2300 ft.² (sold at +15% to an exclusive appointment client. Lower home has three bedrooms two baths with Cornerview at 1800 ft.² each comes with a parking space and it essentially new construction. Exclusive appointments only.
  2. 160A Linda Street @19th Street, 2-Bed/2 Bath 1 Bed/1Bath, TIC home in lottery, expected in January, February, pre-sale possible, middle unit, recently remodeled and sold (2010), expected list price range: $479k–$525k
  3. 486 Chestnut, Three new condos, 2 or 3 bedrooms with 1 to 2 parking spaces each, at least 1600 sq ft each expected, priced from $1.6M to $2.1M are coming on the market in January [construction delay]. It’s a rare to find something new in this area at all. See more: https://1456chestnut.com
  4. 2069 Green Street @ Webster, 3-Bed/3 Bath Pacific Heights Condo with parking and 3000+ sq ft., good light & garden access, expected list price range: $1.695M
  5. 1610 Sacramento at Polk, Nob Hill condos, eight recently renovated condos, each with independent parking spaces, 2 beds, 2 baths each either at 1150 sq ft or 1500 sq ft, prices range from $900k – $1.3M on within a week. [Staged this week, one already in contract].
  6. 96 6th Ave at Lake, 1 Bed, 1 Bath, + den, 6 unit bldg, Edwardian, great period details. Leased parking $150/month, Fireplace, wood floor, $400/month HOAs, wood floors, west facing, off market as sellers will deliver at the end of the year. Expected price: $675,000.
  7. 1653 Golden Gate, tic converting into 3 Bed/ 1.50 bath, 1800 sq ft, restored and upgraded top-of-the line, 7 rooms south-facing garden view.; price TBD, prob $800k – $900k+ (on this weekend or next)
  8. 1880 Steiner, 2 Bed/2Bath, 1 pkg second floor, at Post, nice layout with nice light, comfortable, fireplace, wood floors, built in 2002, 39 units altogether, around 1000 sq ft expected 1st week of Feb. Anticipated list price: $779,000 on next week
  9. 601 Van Ness #1132 1bd condo, opera plaza, $439k
  10. 627 Castro, top-floor TIC unit, 3 Beds, 2 Bath (1 is en suite) 2 parking spaces (!) recently renovated Edwardian flat, with 1600 sq ft. approx.
  11. top-shelf remodel, 2 fireplace, open kitchen, speakers in ceiling, new overhead light fixtures, small patio, restoration hardware finishes, garage parking, great location. List price $1.25M. Open to the public shortly thereafter and who knows what it will sell for and how long it will last. Seller is willing to take an offer now.
  12. 355 Buena Vista Ave, #301, 1 bed, 1 bath, extra storage, TWO parking space, condo, 774 sq ft, HOA dues around $400/month, expected list price $599k
  13. 352 Richland at Andover, Bernal Heights single family home fixer with APPROVED, shovel-ready plans for a 2300 sq ft expansion/addition to an otherwise large 1 Bedroom, 1 Bath, deep lot with yard, listed at $795k. Listed this week generally on MLS.
  14. 86 Wool St, Single Family Home at Eugenia Ave — 3 bed, 2.5 bath, 2 car, 1800 sq ft, was on the market last summer as a fixer, now it’s just about complete with high-end finishes and remodel. Expected list price $1.5M
  15. Noe Valley, Single-family House on Jersey St, between Noe & Sanchez, 290 Jersey, with AMAZING finishes; Previously 2 unit-probate at Jersey and Sanchez – now a stunning single-family home – 4 bedrooms (3 on same level); 3.5 bathrooms; formal living & dining; gourmet kitchen with family room / eat-in area; media room with wet-bar and adjacent outdoor living space with fire pit, garden and parking. Suggested list price in the $2.8’s. Shown by appointment only this Sunday, seller would love for Vanguard to sell the property and willing to take advance offers before going to open market.
  16. 994 Corbett near Market/Portola, it’s improved (perhaps over-improved, which means more value for you). Single family with 4 levels, w/ elevator, 3000 sq ft, master suite level with deck overlooking the city, fire place, steam sauna, infinity tub with views, master walk-in with chandelier, then three other levels with another 2-4 bedrooms depending on how you configure each floor. Decks on each. Excellent finishes and remodel. Radiant heat. Wood floors throughout. The kitchen is, well, wow, viking, gas range, custom wine fridge in addition to full-length refrigerator and freezer, two dining rooms, two sitting rooms, family rooms, workout room. Each person gets their own level. There’s a place to plugin your electric vehicle, the views are stunning, Anyway, it’s off market for a while and the list price now is $2.9M. Sellers are willing to negotiate.
  17. 537 Natoma @ Russ, 13 new construction condos, 9 2Bd/2Ba, 4 1Bd/1Ba, 850 sq ft–1100 sq ft, elevator building, all with parking, ready soon with exclusive for Vanguard agents and their clients. Expected price range $525k–$799k
  18. Oak & Baker, 5-unit building, with one renovated owner’s unit with 3-4 units some delivered vacant, excellent redevelopment opportunity, expected $1.8M–$2.0M
  19. Bryant & 1st Street, 3 Bed, 3 Bath, penthouse suite that combined two units into a space with more than 2500 sq ft with 2 parking spaces, 2 fireplaces decks, bridge and water views, expected list price: $2.7M
  20. 25th St & Castro, 2002-built 2 level, 3 bedroom, 3.5 Baths, upper unit that’s big and spacious with decks, sauna in a luxe building, tenant-occupied until Aug 1, expected list price $2M.
  21. 14th and Valencia, 411 Valencia, 1 bedroom, 4th floor, new construction condo, no parking, expected at $550,000.

In addition to my Picks of the Week, Advances and Exclusives, I thought you’d be interested to see how things ended up with previously listed properties. So without further ado:

 

Stories of the Week:

  1. 310 Townsend, a big one bedroom loft in that historic restoration building next to CalTrain, that was listed at $799,000 went in to the $800,000s — for a one bedroom!
  2. 2776 Golden Gate, a 2 unit building with one unit being tenant-occupied was listed at $999,000, received 6 offers and will close nearly 20% over the asking price.
  3. 1015 Florida, the single family home in need of some TLC in the hot Inner Mission area, listed at $665,000, received at least 14 offers and entered escrow at a “substantial” amount over the asking price.
  4. 1610 Sacramento, 3 bedroom Nob Hill condos with more than 1200 sq ft, which was exclusively previewed last weekend to Vanguard agents and their clients, already has the top-floor unit in contract at more than $1,000 a sq ft.
  5. 411 Valencia, the last 2-bedroom condo available went into contract over its asking price of $759,000 with multiple offers.

Extras: Access various reference resources — including my exclusive 60-page User Guide on how to navigate real estate successfully in San Francisco for buyers and sellers at www.kevinho.org Ask me for reference materials via Dropbox. And see pictures of many the homes I preview for you at Photobucket or on iCloud or YouTube.

This week there seems to be a lot of single-family homes and larger condos at the $2M price point. I’ve always said that the $2.3M – $2.9M price point is the perfect price in SF as you’ll get the most ideal home, or amenity-filled condo in areas like Pac Heights/Marina, South Beach (condo), Noe Valley/Eureka Valley, Haight (single family homes) Also we’re seeing more fixers pop on to the market too. So, take a look here and also be sure to go to www.kevinho.org to see the upcoming broker tour sheet for Tuesday.

My business comes from you and yours, so please feel free to pass this along to your friends, colleagues, pet walkers, etc. Thanks! Kevin Ho

Picks of the Week

 TAKE NOTE: Many of the open houses this weekend are on Saturday or are EARLIER on SUNDAY.

(a .pdf version will appear when clicked)

Kevin’s Open Picks of the Week: Open Houses & News You Can Use: Golden 49ers Ed., Jan 19-20, 2013

Inaugurate This: Go 49ers! Go See Homes Saturday (or Sunday if You’re Not Into that Kind of Thing)

Lots of targeted opportunities have come on the market this week that have universal appeal nonetheless. A pair of fixers in Bernal a Victorian in Anza Vista and the offer date for curb-appeal-with-great location on 19th Street is Monday, the 21st. Take a look at the Sneak Peeks and the Where are they Now Section below to see that the market wave here in SF is starting off strongly:

Listing Sneak Peeks & Noteworthy

(as overheard/shared by my colleagues)

  • 627 Castro at 19th St, Castro, top-floor TIC of a 3-unit building, 3 bedrooms, 2 baths (one, en suite), 2 parking spaces (!) recently renovated Edwardian flat, with 1600 sq ft. approx.  2 fireplaces, killer location, amazing yard and surrounding neighbor yards that look like a forest. Seller will pre-sell, fantastic Restoration Hardware finishes, coffer/tray ceilings, new lighting, garage .  Expected list price is $1.250M. Call me to arrange showing with the listing agents.
  • 352 Richland at Andover, Bernal Heights single family home fixer with APPROVED, shovel-ready plans for a 2300 sq ft expansion/addition to an otherwise large 1 Bedroom, 1 Bath, deep lot with yard, listed at $795k. Listed next week generally on MLS.
  • 355 Buena Vista Ave, #301, 1 bed, 1 bath, extra storage, TWO parking space, condo, 774 sq ft, HOA dues around $400/month, expected list price $599k
  • 1610 Sacramento, Nob Hill condos, eight recently renovated condos, each with independent parking spaces, 2 beds, 2 baths each either at 1150 sq ft or 1500 sq ft, prices range from $900k – $1.3M on within a week.
  • 4077 17th Street, top-floor condo, great location, 2 or 3 bedrooms, 2 baths, top-floor, price range $1.0M+, within 2-3 weeks.
  • 24th and Dolores – Stunning renovation of two condominiums from a former single-family house. Won’t last long. Stunning views, high-end finishes, solid and quality construction. 1101 Dolores St. Lower unit 1.5 million upreared at $1.995 million. Upper has four bedrooms, two and half-bath and 2300 ft.² lower home has three bedrooms two baths with Cornerview at 1800 ft.² each comes with a parking space and it essentially new construction. Coming Soon.
  • NEW Construction on Natoma Street Btwen 6th and 7th Street at 537 Natoma  13 new construction condos, 9 2Bd/2Ba, 4 1Bd/1Ba, 850 sq ft–1100 sq ft, elevator building, all with parking, ready next week exclusively for Vanguard agents and their clients. Expected price range $525k–$799k
  • NEW Construction at Broderick and Hayes. Three NEW Construction condos with LUXE finishes, huge parking, roof deck/patio deck, marble bathrooms, marble and miele kitchens, wide and open spaces, Cat-5, audio, one full-floor flat, two 2-story town homes, 2/3 beds, 2 baths each. Expected prices $1.2M & $1.35M, on within 2 weeks. Check out some sneak snaps here in my iCloud album.
  •  160A Linda Street @19th Street, 2-Bed/2 Bath 1 Bed/1Bath, TIC home in lottery, expected in January, February, pre-sale possible, middle unit, recently remodeled and sold (2010), expected list price range: $479k–$525k
  • 486 Chestnut, Three new condos, 2 or 3 bedrooms with 1 to 2 parking spaces each, at least 1600 sq ft each expected, priced from $1.6M to $2.1M are coming on the market in January. It’s a rare to find something new in this area at all. See more: https://1456chestnut.com
  •  2069 Green Street @ Webster, 3-Bed/3 Bath Pacific Heights Condo with parking and 3000+ sq ft., good light & garden access, expected list price range: $1.695M
  • Oak & Baker, 5-unit building, with one renovated owner’s unit with 3-4 units some delivered vacant, excellent redevelopment opportunity, expected $1.8M–$2.0M

My business comes from you and yours, so please feel free to pass this along to your friends, colleagues, pet walkers, etc. 

Thanks! 

Kevin Ho

Don’t Miss Early gifts for you to give thanks:  Access various reference resources — including my exclusive 60-page User Guide on how to navigate real estate successfully in San Francisco  for buyers and sellers at www.kevinho.org Ask me for reference materials via Dropbox.  And see pictures of many the homes I preview for you at Photobucket or on iCloud or YouTube.

Picks of the Week

Open House Sunday 1/20/13 – 2:00 pm to 5:00 pm
New Listing!
Bright, southwest orientation for this handsom Manhattan style high-rise in the heart of Yerba Buena living. Kitchen opens into the dining and living room. Large one bedroom. Hardwood floors, 9 fth high ceilings, crown molding, kitchen w/ granite counters & stainless steel appliances, washer/dryer, private patio & one deed parking space. Close to great restaurants, SFMOMA, AT&T Park, Ferry Plaza, the Financial District and Union Square. Wonderful investment and GREAT place to call home!!
  • Type: Condominium
  • Beds/Bath: 1/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 670 (Per Tax Records)
  • MLS: 404087 
Open House Sunday 1/20/13 – 1:00 pm to 4:00 pm
New Listing!
Duboce Triangle
$1,750,000 – 2295 15th St, San Francisco, CA 94114
This fabulous extensively remodeled Vict. is in one of the most desirable locations in San Francisco. High ceilings give this home a loft like feel. Light & airy living room has bay windows and a gas fireplace. Formal dining room, 4 bedrooms, 2.5 baths w/ hardwood floors throughout. Remodeled kitchen has wood cabinets, 2 skylights w/ stainless steel appliances & opens onto a deck overlooking the lovely garden. The master suite has a full bath & a door that opens onto the deck & garden. Upper bedroom has a private 1/2 bath & deck. Lower level includes a bonus room, large closet & separate entrance. There is also a laundry room. The 1 car garage has additional storage. Walk to shops & restaurants. Minutes to hwy 101 & 280! WalkScore 100!
  • Type: Single-Family Homes
  • Beds/Bath: 4/2.5
  • Parking: 1
  • Approx. Sq. Ft.: 1634 (Per Appraiser)
  • MLS: 404122
Open House Sunday 1/20/13 – 2:00 pm to 4:00 pm
New Listing!
South of Market
$599,000 – 281 Clara St #6, San Francisco, CA 94107
The epitome of urban living: sexy contemporary top floor corner loft with style & convenience in the heart of Soma. Large inviting open living space with abundant natural light, gas fireplace, skylights, & City views make this home ideal for entertaining and relaxing. Create culinary delights in your gourmet kitchen with island, SS appliances, Caesarstone counters, & plenty of cabinets for storage. There’s 1 bedroom, a full-bath, & wardrobe on the mezzanine with an additional half bath on the main level. Complimented by designer colors & window treatments to complete the home & make this urban oasis move-in ready. One car deeded parking with designated storage also included. Walk Score of 92, Bike Score of 97, and transit score of 100!
  • Type: Loft Condominium
  • Beds/Bath: 1/1.5
  • Parking: 1
  • Approx. Sq. Ft.: 992 (Per Tax Records)
  • MLS: 404162
Open House Sunday 1/20/13 – 2:00 pm to 4:00 pm
Lower Pacific Height
$980,000 – 1383 Baker St, San Francisco, CA 94115
Stunning down to the studs renovation/remodel! All new systems; foundation/garage/plumbing/electric. Elegant, contemporary SOMA style living with finely detailed Victorian facade. Open concept kitchen, dining and living room with direct access to serene patio and garden through wood-framed sliding glass doors. Private loft style master suite plus additional bedroom and bathroom. Mahogany floors throughout; high ceilings, laundry room, 1 car deeded garage space plus additional storage.
  • Type: Condominium
  • Beds/Bath: 2/2.0
  • Parking: 1
  • Approx. Sq. Ft.: 1497 (Condo Map)
  • MLS: 403926
Open House Sunday 1/20/13 – 2:00 pm to 5:00 pm
Noe Valley
$1,595,000 – 565 Jersey St, San Francisco, CA 94114
1900’s Modernized Victorian with wonderfully open floor plan. Wood floors with radiant heat throughout the main floor. Hi-end kitchen with poured cement counters & casual eating area, spa-like bathroom, large bedroom & office area (legally a bedroom). Built-in sound. Lower level just completed with additional master suite with en suite bathroom & walk-in closet, library/den used as a bedroom, 2nd full hi-end bathroom & laundry closet. Painted cement floors with radiant heat throughout. Direct access to patio & awesome south facing yard from this level as well as interior access to the garage. Just over a block to 24th St. & some of SF’s best dining & shopping. GOOGLE bus stop close by. Easy access to HWY’s 280/101, public trans. Terrific.
  • Type: Single-Family Homes
  • Beds/Bath: 3/3.0
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403835
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