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

32 Dorland

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

EXCLUSIVELY LISTED BY:

Kevin K. Ho, Esq.
Jonathan B. McNarry

SF MLS No. 501033

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

415.297.7462 | Kevin 

415.215.4393 | Jonathan 

NOW AVAILABLE

32 Dorland Street, San Francisco 

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

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

 

Listed At: $1,995,000

 

Limited Showings Only

 

Photos
The Photos

Overhead Things to Know about 32 Dorland Notes About 32 Dorland

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

2,369 sqft (per appraiser)

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

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

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

100 percent occupancy

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

Tenants pay PG&E, Internet

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

Photos zoom_out_map
The Floor Plan

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

The entire building

Photos location_searching
The Location

Want to Sell or Buy Something Similar? 

We know the area well and know what buyers and sellers want. Go ahead, ask us more.

Some of Raffi’s Other Property Tours

HELLO.

Hi, we’re Kevin Ho and Jonathan McNarry of Vanguard Properties in San Francisco, California. We’re partners in life and in business. Together with our big black Labrador retriever, Raffi, we are top producing Realtors in San Francisco’s competitive and valuable residential real estate market.

We truly love what we do and are passionately committed to our clients, their needs and advancing their interests. We represent both buyers and sellers with many repeat clients but we are always expanding our client base. Our belief is that by working with you you will make better informed decisions in this most important of areas of life.

We invite you to contact us to learn more and to start your success story now.

SOME STUFF TO KNOW.

To that extent possible, the information here is copyright protected. But other information such as links, articles and the like are only reproduced here for market education purposes. Remember to research all matters discussed here to your own satisfaction.

Terms & Conditions

Real estate is always changing and evolving. It's complex and can be as fickle as it is surprising. And while the information and knowledge on this site is considered to be accurate and correct, it cannot be warranted. Market conditions in San Francisco, California, and the world can change with a tweet or a sneeze and is beyond anyone's control.

In San Francisco, things like local, state and federal tax regulations can change with big implications. Other things like rent control rules, eviction control, lending practices and standards, building and zoning regulations are just a few of the other things that can change with little or no notice. All of these things and other intangible factors can and will impact market values and performance. 

Kevin is a licensed California attorney but focuses on real estate about 99.9 percent of the time. It's important to note that while you can’t take the attorney out of him he will not be acting as your attorney here. This speaks to the larger point that you should also seek out qualified folks who work in their respective sectors if you have further questions. 

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Kevin K. Ho, DRE 01875957/SBN 233408

Jonathan B. McNarry, DRE 01747295

Vanguard Properties
2501 Mission Street, San Francisco, CA 94110
555 Castro Street, San Francisco, CA 94114

SOLD: 308 Red Maple, Blackhawk, Danville | Large Vintage Golf Course Home | Listed: $995,000 SOLD: $1,200,000 listed with Kevin Ho and Jonathan McNarry, Vanguard Properties

308 Red Maple Drive KEVIN K. HO + JONATHAN B. MCNARRY proudly present Vanguard Properties

Exclusively Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

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

SOLD: 308 Red Maple Way, Danville

Large Silver Maple Home in Blackhawk

308 Red Maple is an opportunity to revisit and rewrite the 1980s — all in the sought-after, quiet and idyllic setting of Blackhawk’s Silver Maple neighborhood in Danville. Set on a 17,000-sqft parcel, this 3,300+ sqft, detached single-family home has 2 levels, 3–4 bedrooms, 3 baths and a 3-car garage. There are 2 fireplaces, a soaring 22-ft tall living room, family room, dining room, massive kitchen and large master suite with twin walk-in closets and an almost over-sized master bathroom looking out to a yard filled with fruit trees, redwoods and more. 308 is located near the fifth hole green of the Blackhawk Country Club’s golf course and is in an outstanding school district, near amenity-rich Blackhawk Plaza, and Danville was recently named the safest community in the entire state. Unless you love the ‘80s, this home is otherwise ready for its next chapter. The potential here is almost as big as the home.

Offered at: $995,000

SOLD: $1,200,000

Bay East MLS No. 40888811

 

SOLD: 308 Red Maple Way, Danville

Large Silver Maple Home in Blackhawk

308 Red Maple is an opportunity to revisit and rewrite the 1980s — all in the sought-after, quiet and idyllic setting of Blackhawk’s Silver Maple neighborhood in Danville. Set on a 17,000-sqft parcel, this 3,300+ sqft, detached single-family home has 2 levels, 3–4 bedrooms, 3 baths and a 3-car garage. There are 2 fireplaces, a soaring 22-ft tall living room, family room, dining room, massive kitchen and large master suite with twin walk-in closets and an almost over-sized master bathroom looking out to a yard filled with fruit trees, redwoods and more. 308 is located near the fifth hole green of the Blackhawk Country Club’s golf course and is in an outstanding school district, near amenity-rich Blackhawk Plaza, and Danville was recently named the safest community in the entire state. Unless you love the ‘80s, this home is otherwise ready for its next chapter. The potential here is almost as big as the home.

Offered at: $995,000

SOLD: $1,200,000

Bay East MLS No. 40888811

 

Of Note:

The Open Houses.

The property sold in just 7 days.

The Photos.

Some snapshots from the property. The dog pictured is Mr. Raffi and he is most certainly excluded from the sale. 

 

The Location.

The Floor Plan.

Questions, Comments, Queries? 

Whether you want to learn more about this or any other property, Kevin+Jonathan (and Raffi) are here for you. Shoot us a text (415.297.7462 + 415.215.4393) or send us an email. 

QUICK NAV
ABOUT US

Hi, we’re Kevin Ho and Jonathan McNarry of Vanguard Properties in San Francisco, California. We’re partners in life and in business. Together with our big black Labrador retriever Raffi we are top producing Realtors in San Francisco’s competitive and valuable residential real estate market. We truly love what we do and are passionately committed to our clients, their needs and advancing their interests. We represent both buyers and sellers with many repeat clients but we are always expanding our client base. Our belief is that by working with you you will make better informed decisions in this most important of areas of life. More research. More insight. More power. Many of our clients become our friends as the shared experience San Francisco real estate is as intense as it is rewarding. In any case our service is broad, 24/7 and comprehensive. We invite you to contact us to learn more and to start your success story now.

Kevin K. Ho, Esq.

BROKER ATTORNEY REALTOR

Top Producer

Vanguard Properties

DRE 01875957

415.297.7462

[email protected]

 

Jonathan B. McNarry

BROKER ASSOCIATE REALTOR

Top Producer

Vanguard Properties

DRE 01747295

415.215.4393

[email protected]

 

2501 Mission Street

San Francisco, CA 94110

555 Castro Street

San Francisco, CA 94114

MUMBO JUMBO

To that extent possible, the information here is copyright protected. But other information such as links, articles and the like are only reproduced here for market education purposes. Remember to research all matters discussed here to your own satisfaction.

Kevin is a licensed California attorney but focuses on real estate about 99.9 percent of the time. Important to note that while you can’t take the attorney out of him he will not be acting as your attorney here. Also important to note is that real estate is always changing and evolving. And while the information on this site is considered to be accurate and correct, it cannot be warranted as being such because things, like tax law changes of late, or San Francisco’s complicated Rent Ordinance (and interpretations of such), or ever-changing market values — to name a few —  can and do change with little notice, logic or reason.

Also, we’ve been told that our website may be using cookies — the electronic ones not the ones that Cookie Monster loves. These cookies, tracking pixels and related technologies are small data files that emanate from our server or platform and are stored on your device or browser. Our site uses cookies dropped by third parties for a variety of purposes including to operate and personalize our website so that we can better help you as you look for San Francisco real estate services. Also, cookies may also be used to track how you use our site, which, of rouse, may give rise to seeing related advertisements on other websites you visit. We want you to be aware that your personal information stays private with us. The cookie data however, may assist vendors in targeting ads on other websites you visit.

To that extent possible, the information here is copyright protected. But other information such as links, articles and the like are only reproduced here for market education purposes. Remember to research all matters discussed here to your own satisfaction.

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NOT JUST ANY NEWSLETTER, BUT ONE YOU’LL WANT TO READ

This isn’t the newsletter that tells you it’s time to clean out your gutters or that springtime is a groundbreaking time for florals, but this newsletter will tell you how properties actually sold and why. The stories behind the numbers. When a property was a fixer/flipper, when a list price was a just a teaser price and what new, coming-soon or off-market listings you’ll want to keep your eye on.

So join the newsletter that 630 other ‘in the know’ readers have joined and read regularly and what one developer calls the “bible” of newsletters, what another seller giddily waits for and nudges her husband when it appears in the inbox and what others have said is hands down the best in the business, by signing up below. You won’t regret it and your information stays us. Not even the folks at Vanguard Properties get it.

© 2019 Kevin K. Ho (DRE 01875957) + Jonathan B. McNarry (DRE 01747295), RTI, Inc.

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.

Flower Mart site to become offices; current tenants won’t be uprooted – SFGate

Big buildings might soon be sprouting at the corner of Sixth and Brannan streets in San Francisco, but don’t look for the San Francisco Flower Mart to wilt any time soon.Kilroy Realty Corp., the real estate investment trust proposing to build a tech office campus where flowers have been sold for more than half a century, says it will incorporate the market into whatever project it develops there, said Chairman and CEO John Kilroy.This week Kilroy announced that it had reached an agreement to acquire the shares of the San Francisco Flower Growers Association, which owns part of the site, in a deal worth $27 million in stock and cash.

via Flower Mart site to become offices; current tenants won’t be uprooted – SFGate.

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.

 

As Quoted in Curbed SF: 1100 Sacramento in Nob Hill is San Francisco’s First $100M TIC – Game Changer – Curbed SF

San Francisco’s real estate boundaries are about to be shattered by the Park Lane building at 1100 Sacramento Street. The 33 units in the Nob Hill luxury tower are being converted from rentals into a tenancy-in-common project, and the projected sell out is a whopping $100M. The size of this building is nearly double that of the current largest TIC in The City: the Marina’s Francisco Palms, which has 17 units. What does a TIC of this size and prestige mean for San Francisco’s real estate market?

“Owners need to have incentive to offer a better product to tenants, but locked-in rents tamp that incentive down,” Ho explains. “Imagine if we had market-hindering policies like rent control laws while San Francisco was being built in the 1800 and 1900s, most places probably would still have split bathrooms that use 6 gallons a flush with gas lamps for lights.”

via 1100 Sacramento in Nob Hill is San Francisco’s First $100M TIC – Game Changer – Curbed SF.

It’s Tour Tuesday! Here’s the SFAR Broker Tour Sheet for Tuesday, Feb 12, 2013!

Finally, We Have More Homes to See and Tour!

Hopefully this is the start of the thaw in San Francisco’s real estate market so we can have more people get into new homes!  If there’s anything you want me to see for you, let me know!

 

Broker Tour for Feb 12 2013 (pdf version)

 

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)

ADVANCE FOR SALE: Sunny Dolores Condo on the 400 block of Dolores, $1.098 million

ADVANCE FOR SALE: Sunny Dolores Condo on the 400 block of Dolores, $1.098 million
Mission Dolores Condominium with 2 bedrooms, + den, contemporary oasis inside an Edwardian 3-unit building with garden, side-street covered garage parking, steps from Dolores Park across Mission Dolores

Listed by Kevin K. Ho, Esq. – PRIVATE APPOINTMENT ONLY

I am pleased to present a hidden and elegant architecturally remodeled space behind an Edwardian facade with original gingerbread molding that is exclusively available pre-MLS.

The 1st floor condo was redesigned and updated for a contemporary living style with just the right amount of 1907 craftsmanship retained. There is turn of the century charm in the refurbished home with built-in dining room cabinetry, detail wood moldings, wainscoting and beautiful oak inlaid flooring. Recent kitchen and bath remodels include custom cherry wood cabinets, limestone counters, stainless appliances, European faucet fixtures, glass tiles, and flamed granite floors. Creative and custom lighting fixtures accent hallway cable sliding doors, built-in shelving a curved-bay windowed sitting room. There are 2 or 3 bedrooms (i.e, a side office or third bedroom) and 1.75 bathrooms.

Home also has an in-unit laundry room with convenient built-in storage shelves and cabinets. Heavyd-duty secure Marvin sliding doors lead directly to a shared yard with lemon tree and back entrance to a sturdy detached garage with side by side deeded parking space and storage cabinet. Easy in and out parking entrance from cul-de-sac side street means no noisy garage door under the home! Seller is considering corporate rental so this is an extremely limited window of opportunity.

Call for a showing today!

What’s Up SF? Prices? Consumer Confidence?

Reflections on the week From Kevin and Open Homes Picks.

Happy Weekend!

As we enter the first week of August traditionally inventory goes down as people take their vacation. Just look around the city and you’ll hear languages of all kinds of people descend on San Francisco.

But can you state the case is different. People have heard that inventory is still shockingly low – and it is – and are now making best efforts to put their homes on the market.

Last weekend, I helped one client win a NoPa condo that was on the market for less than 48 hours because we used a WiFi Hotspot I had along and skyped with her so that her first walk-through of the property was live and virtual!

Great Traffic on Duboce: 

Pink is In!

II had a great response for the advance opportunity for my latest exclusive listing for the pink shotgun Victorian located at 473 Duboce Avenue.  Even bicycling icon Gary Fisher stopped by to see if this home could be his next pad.  His verdict: “Cool Pad!”  See more here.

You’re Invited   

Storrie-Ord Garden Party 8/18/12, 1:00 p.m.

And here is one event invitation that you should consider:

Showing off the best of the San Francisco can-do spirit, the neighbors in upper Eureka Valley got together to reclaim a small parcel in their neighborhood that had become blighted. Instead of accepting the status quo, a group of neighbors near Ford and story streets got together and coupon city resources along with their own blood, sweat and tears to turn the area into the beautiful community garden it is today.

So come celebrate the Grand Opening of the Storrie-Ord Garden with us and Superviser Scott Wiener and neighborhood folks on Saturday, August 18, 2012 at 1:00 p.m. at the park, which is located at 18th and Storrie Streets. Event sponsored by Kevin Ho, Vanguard Properties.

You’re Invited!

7-day Market Stats for Single Family properties in

SAN FRANCISCO, CA as of 27 Jul 2012

Median List Price:

$788,944

Average List Price:

$1,517,261

Total Inventory:

404

Price Per Square Foot:

$466/SqFt

Average Home Size:

1,657 SqFt

Median Lot Size:

0 SqFt

Average # Beds:

3.29

Average # Baths:

2.33

Homes Absorbed:

67

Newly Listed:

60

Days on Market:

78 days

Average Age:

77 years

Data provided by and ©2012 Altos Research LLC

7-day Market Stats for Condo properties in

SAN FRANCISCO, CA as of August 03 2012

Median List Price:

$699,000

Average List Price:

$870,367

Total Inventory:

567

Price Per Square Foot:

$628/SqFt

Average Home Size:

1,267 SqFt

Median Lot Size:

n/a

Average # Beds:

1.98

Average # Baths:

1.70

Homes Absorbed:

86

Newly Listed:

61

Days on Market:

90 days

Average Age:

44 years

Data provided by and ©2012 Altos Research LLC

Notable Open Houses (pdf here, click more for html) 

Kevin’s Trending Open House Picks, Aug 5, 2012 Ed.

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

Renovating diamond in the rough – a Victorian diamond of course

For $969,000 this Victorian mansion at approximately 2000 ft.² could be yours!

But don’t forget the $400,000 or $500,000 you’ll need to bring this Victorian mansion to its full potential. After time, hard work and more hard work someone can bring it up to $2M quite easily. Available with my colleagues at Vanguard.

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