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

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Vanguard Properties

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

proudly present

574 Natoma, No. 102

Surprising Contemporary SOMA Condominium

leased.

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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. 

Our Field Trip to 181 Fremont — Luxury in the Sky Under Construction

Landmark in Progress: 181 Fremont Street, San Francisco's SOMA District

Here are a few highlights of our trip to 181 Fremont’s showcase unit and the actual units themselves from this landmark building. It’s pretty amazing. Jonathan, who isn’t easily impressed, was impressed. And from seeing countless properties, new developments like the Lumina, Infinity, Pacific, St. Regis, One Hawthorne, Linea, BlancSF, V20, the Ritz-Carlton Residences, Millennium, and having lived in the then-premier SF property (One Rincon Hill) we can both say that this is really a special property and opportunity.

It’s Mixed Use

First, the development is being done by a noted commercial developer who brought a new, luxury, build-it-better perspective to residential real estate. There are about 30-40 floors of commercial office space, which was just leased by Facebook for some $35M/month, will be kept by the developer.

Next, the residential units take up the top 17 stories of the building with no more than 4 units on each floor all under 9-foot ceilings. The Penthouse level unit is available for a cool $42M. The units all have truly exceptional materials, finishes, fixtures and smart layouts. The views, well, the views are amazing too. The tech and green features are pretty special too: the building is LEED Platinum-certified (a first for a residential and mixed use building) allows for full-pressure water fixtures because 181 Fremont has a massive grey water capture system, the elevators are not only speedy but safe as they were designed with modern threats in mind as they have ’survival’ features like backup generates, reinforced steel elevator shafts and are sealed to prevent smoke from coming in during an emergency. Unlike its notable neighbor, 181 Fremont’s foundation is rooted down to bedrock and the super structure is steel with light and regular concrete floor plates. There’s a big mega-skeleton system that not only makes it resilient for earthquakes but also reduce the number of columns residents see in their units.

The Insides.

Amenities-wise is where 181 soars. There’s sound insulation between the units, between the levels and it is so very quiet in each space. The LED light fixtures are very high-end. The entry doors are so special with piano hinges, rare French hardware and the doors can open extra wide to move that piano you had to have in your place. Apart from that the marble, the museum, top-grade sheetrock, the Miele kitchens, the luxe marble bathrooms, French oak floors, power shades, speakers, brilliant oak divider panels, concealed heating and cooling, LED lights with smart controllers and windows that actually open. There are 55 residences for sale with an additional assortment of 12 accessory units (studios and junior 1-bedrooms) that are available for purchase to anyone who owns one of the 55 units. HOA dues range from $2000/month to $4000/month that cover such things as 24-hour in-staffed concierge desk, earthquake insurance, a rich amenities level, valet parking (an additional $500/mo fee).

From a separate ground-floor lobby, 7th-floor entryway to the 4-block long urban park over the new Transbay Terminal and the fact that amenities level is a sky lobby on the 52nd floor (there’s a numbering difference because of the commercial floors’ ceiling heights), the building departs from other luxe developments San Francisco has seen thus far. 181 really raises the bar. All units come with parking (even the accessory ones) that are valet (stacker units), and once the building is done, owners can sell the accessory units separately if they wish.

Buying Here… 

The first escrows and move-ins are scheduled for March and will run until summer 2018. Of the units they have left, we liked the C and D variants (no two plans are alike because the building tapers towards the top and the mega structure varies as it goes up the building) the most. The views are more interesting and the buildings in the sight lines are pretty much set while the skyline towards the east (toward the Bay Bridge) is still growing with the most notable example being the current bus terminal. The best units that balance price, views, amenities and dues are, in our opinion, range from the $3.2M range to the $4.25M range for 2 beds, 2 baths from about 1600-1800 sqft; 3-bedroom units go in the $4M-$5M. Because we used to work with one of the sales reps we’d like to say we have a bit of an in at the property!

Ask us to learn more. 

From the Showroom Unit

From the Hard Hat Tour

The Video

In Contract over at the Portside!

First Out of 6 Offers

CONGRATS TO OUR BUYERS at 403 Main Street, Unit 519N at the Portside. Congrats to our buyers A+A in winning the 1 bed + den, 1 bath, + valet parking space over at the Portside in South Beach/Embarcadero. Listed at $799,000 the sellers here were on nerve as another unit in another building that wasn’t staged nor did it have the spectacular view Unit 519N has, sold for a relatively low price. Given the fact the sellers want to buy a property elsewhere it was critical to them to get an offer to show the sellers of the intended destination property.
As such the listing agent held a busy weekend of open houses and said that if no satisfactory offers came in by Monday that she’d have to show to the broker community at large and set an offer date.

Would the strategy work? Well on Monday the agent ended up with 6 offers — with 4 being financed including ours. While the other three had non-contingent financing we maintained ours and still ended up winning the offer process after lots of conversations with the listing agent, sending in all of the disclosures (signed) and accepting the property “as-is.” We will close in less than 3 weeks, which is perfect for the buyers as they have a non-renewable lease that terminates at the end of the month. And yes, we’re more than $100,000 over asking.

Tower Two at One Rincon Hill Releases Pricing, Floor Plans – Mindboggling Reveals – Curbed SF

The time has finally come for Tower Two at One Rincon Hill to show itself off to the world. The leasing office is now open and we have all the details on every unit. Designed by Solomon Cordwell Buenz SCB architects, the 49-story tower has 298 units that are slated for LEED Silver. The units are between 613 to more than 3,200 square feet, with an average of 1,136 per square foot. That average makes it the largest average square footage for lease currently on the market. As expected, the units are luxury rentals that have fancy schmancy finishes and interior highlights like Studio Becker cabinetry and air conditioning. Select residences have walk-in closets, single or dual balconies and bonus rooms. One bedrooms start at $3,300 per month, two bedrooms start at $5,500 per month, and three bedrooms will start at $9,900 per month. Building amenities include a “Sky Lounge” on the 49th floor that’s 3,200 square feet and has a private dining room and a private catering kitchen. Renters will also have access to two fitness facilities and the outdoor heated lap pool.

via Tower Two at One Rincon Hill Releases Pricing, Floor Plans – Mindboggling Reveals – Curbed SF.

Kevin’s Open House Picks of the Weekend: March 21-23, 2014, 1st Weekend of Spring Edition

There are just 92 new listings new to the MLS from Thursday into Friday with 10 listings coming back on the market during that time and 366 scheduled open houses in San Francisco this weekend.

There are A LOT of single family homes that have caught my eye this week. Yes, many of them are at the high end, but others are in the middle and there are fixers among them too.

There a fixer with a potential in Eureka Valley at 4540 19th Street listed for $1.495M, a cute, drop-dead views of SF home near Dolores Park at 293 Cumberland that could use a garage installation listed at $1.7M and there’s also an interesting Victorian/Cottage project-building at 3 Laussat Street listed for just $875,000.  In the theme of large homes: there’s a chic, large Noe Valley, eco-friendly, 2012-renovated home with 2 car garage, radiant heat, solar panels, yard, open floor plan, and extra deep 114’ lot at 257 29th Street listed for a modest $2.995M. A pair of smaller Noe Valley houses, one at 369 Valley and another seemingly small-looking-but-larger home is located at 1515 Noe. A little to the west is a nice 4 bedroom home at 265 Kensington with 4 parking spaces near West Portal and St. Francis Wood for $1.2M. For a large stunner nearer the coast, take a look at 160 San Marcos, a Forest Knolls 3500+sqft new 2014-built 3 bed, 3.5 bath, den, elevator and 2-car garage with high-end finishes. And for you Liberty Hill fans, there’s a Victorian fixer that’s been used as a 2-unit building with more than 13 rooms and a 1-car garage located at 4121 20th Street listed for $1.7M between Noe and Castro Streets that will be delivered vacant at close of escrow that has scores of possibilities. For an updated craftsman in Glen Park take a look at another chic renovation at 264 Surrey. There’s a vacant 2-unit building over at 27th and Dolores at 171 27th Street that also offers a lot of possibilities too that’s being sold as a 2-unit building or separate TICs.  And over in the eastern parts of San Francisco, there’s that ‘perfect’ air-conditioned 1 story Victorian at 878 Hampshire listed for just $1.2M, a stunner of a 2800-sqft newly renovated home at 1164 De Haro in Potrero listed at $2.25M.

For condos, I really like 1070 Guerrero, which is a modern 2-level LEED condo built recently with 3 bedrooms that has that chic white-wall, broad plank, tall-ceiling feel of a modern and urban home located among historic houses near the Mission Dolores corridor, listed at $1.5M. In the vicinity sits 942 South Van Ness Avenue, a 2009-built 3 Bed, 3.5 Bath, condo with nearly 1900 sqft of living area listed for $1.359M. The Onyx SF over at De Haro and 17th Street new condos are now open. Other condos that look interesting are a clutch in the South Beach area (200 Brannan, the Brannan across the street). There is a cute condo on Dehon Street, right near 16th Street and Sanchez that comes with parking, character and light at 14 Dehon that is worth a look as are the listings at the Arterra, 175  Bluxome and 177 Townsend for smaller condos/lofts as are the ones at 1310 Minnesota and 1800 Bryant.

And as for 2+ unit buildings, the three-unit building at 357 Sanchez at 16th Street in the Castro near Duboce Park is finally open to the public and is being sold as an entire building or individual TICs. In the Inner Mission area, a three-unit building at 2331 Bryant is open as is the stunningly huge Queen Anne home at 955 S. Van Ness is open as is the lovely 2-unit building at 728 Clayton near Cole Valley.

For the complete list of the 31 pages of open houses I flagged for San Francisco, click here. And to search all open houses in the City, click here.

 

Dreaming: This Is What San Francisco Could Look Like In 2033

It’s been a wild year for San Francisco. Batkid took over the city, the tech community came under attack and the only thing people can agree on is that the rent is too damn high.

via This Is What San Francisco Could Look Like In 2033.

Can I buy at the Beacon?

What’s Up with the Beacon?

You’ll see a fair number of open houses over at 250 to 260 King Street across the ballpark otherwise known as the Beacon. The building has been the subject of litigation for several years now concerning its climate systems and other related defects-based litigation. So, can you buy there if you’re financing?

Yes but one lender will want at least 30% down (no points). While another has a 30 yr loan fixed at 3.875%
20% down for owner-occupiers with 1.5 points of the loan amount.

Remember, the reason why lenders don’t like lending on buildings with litigation, is because they don’t want someone else in front of them in a creditor line if it ever came to that.

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

788 Minna In Contract. One Less House Out There.

Just In! Or Just In Contract!

After just 2 weeks on the market, I’m pleased to say that we have a strong over-the-asking price offer after receiving multiple offers. By Christmas a happy buyer will be in home and my sellers will have a nice Christmas too! Ho! Ho! Ho!

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SF’s Millennium Tower a top 10 residential building in the world | On The Block | an SFGate.com blog

Well that’s always nice to hear: SF’s Millennium Tower a top 10 residential building in the world | On The Block | an SFGate.com blog.

 

 

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