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SOLD: 1329 McAllister Street, San Francisco

The Front Facade

1329 McAllister and Alamo Square 1329 McAllister KEVIN K. HO + JONATHAN B. MCNARRY PRESENT SOLD IN 7 DAYS Vanguard Properties GRAND + HISTORIC TOP-FLOOR VICTORIAN IN ALAMO SQUARE

EXCLUSIVELY BY:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 507153

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

SOLD.

1329 McAllister Street

1329 is an updated, top-floor, 4-bed Victorian home that’s large, comfortable and charming with a rich history, modern conveniences and iconic location a block away from Alamo Square with its expansive green space and Painted Ladies in the heart of the city near to the thriving Divisadero Corridor, Duboce Triangle, the Fillmore and Hayes Valley. Stylish statement pieces mix modern and traditional throughout this nearly 1,900-sqft space. The floor plan organizes public, private, and flexible spaces to suit your ever-changing needs. The just-remodeled kitchen, with its subtly luxurious finishes and large pantry, flows outside to a deck and backyard via sunroom/breakfast nook. The four bedrooms allow for multiple options for living/working or learning from home. 

While the look is modern at 1329, you nevertheless will get a sense of its rich history as soon as you walk in. 

This home is refined and elegant. The sellers made subtle improvements with major impacts on comfort and real-world every day needs including installing new windows, on-demand water heater and LED lighting that not only makes daily life easier but also reduces operating costs. Yet the home retains its original Douglass fir flooring, pressed wallpaper detailing, glorious millwork, and other Victorian architectural features like harnessing a great cross breeze in this kind of historic flat that every San Franciscan knows.  

Part of a charming and friendly three-unit building that’s detached on three sides on an extra deep parcel, 1329 features an historically significant front facade along this tree-lined part of McAllister. There’s a shared backyard with lush plantings, a plum tree and hummingbirds that you can access via your deeded sunny, south-facing outdoor patio. Views are abundant, with a direct view of Alamo Square from the south-facing kitchen and dining room windows, a view of City Hall to the east from the patio, various Victorians across the street, and the Trans-America building and downtown from the living room window. 1329’s walk score is a 94 while its transit and bike scores are 88 and 83 respectively and parking is just down stairs to the right. 

SOLD AT:

$1,675,000

 

 

Photos
The Photos

Photos
The Property Video

1329 McAllister Play Video

Photos 360
A 3-D Tour

Because virtual tours are all the rage (by necessity) these days, here’s the tour for1329. It’s pretty neat and accurate. Note: Mr. Raffi (the black lab) is excluded from the sale).  [This tour will expire by late 2020]

1329 McAllisters Dining Room 1329 McAllister Bits & Bobs Generally

Refined and elegant, top-floor home

4 Beds, 1.5 Baths (just updated)

In-Unit Laundry (full-sized, stacked)

Brand new tainless steel kitchen appliances: refrigerator, 5-burner gas range by Fisher & Paykel. Hood by Zephyr. Dishwasher by Bosch. Brand new farmhouse sink by Shaw’s, Rohl faucet, large pantry

LED overhead lighting throughout with dimmer switches

Kitchen remodel just completed, with permits

Rich historic architecture + modern comforts

10-ft tall ceilings

New on-demand water heater that supplies the home with a constant flow of hot water.

≈ 1,892 sqft of living space (per appraiser)

Location. Location. Location.

2-minute walk to Alamo Square Park (with dog run, playground, vast green space and the iconic Painted Ladies)

Minutes away from Hayes Valley, Duboce Triangle, the Fillmore and the Divisadero Corridor

Transferable, leased parking space in parking lot next to 1329’s entry (easier than tandem)

1329 has a 96 Walk score

Near tech shuttle stops, the Wiggle and MUNI bus lines (5 Fulton, 22 Fillmore, 24 Divis)

eject The Building.

3-unit building, circa 1900 (per water dept records

$400/month HOA dues (water garbage, common area maintenance, building insurance, and reserves)

Shared yard with lush plantings, plum trees and hummingbirds

Extra-deep parcel (25 x 138 ft)

Deeded, south-facing patio

100-percent owner-occupied building

2 animal limit, no weight restrictions, certain breed restrictions

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The Floor Plan

The general layout of 1329 is only an approximation. With just under 1,900 sqft, this is one of those spaces where you need to be there in person to appreciate it fully.  

The Floor Plan

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The Location

Located in the heart of San Francisco, 1329 McAllister is near so many sites and sounds to see, live and enjoy.

In the Area

Want to Sell or Buy Something Similar? 

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

Questions? Comments? Concerns? 

We’re here to help you answer your questions, comments and concerns.

Some of Our Other Listings

Now Selling: 342 Hayes #11K, San Francisco

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Now Selling: 1310 Fillmore, Residence 609, San Francisco

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SOLD: 1329 McAllister Street, San Francisco

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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

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.

Sneak Peak: Pink is the New Victorian. Pre-MLS for single-family house with income unit: $1.3 million – listed exclusively with Kevin K. Ho, Esq., Vanguard Properties

Get the advance on an exclusive new listing in San Francisco from Kevin K. Ho, Esq., Vanguard Properties

Built in 1887, this shotgun Victorian has seen history unfold around it. It’s painted pink so you can’t miss it – but you may miss this advance, pre-MLS purchase opportunity for this 2-unit, 1800 sq ft (approx.) home with garage, roof deck, backyard, income unit and expansion potential.

The upper unit has sweeping skylights, two bedrooms, one bath, in-unit laundry, and a spacious updated kitchen with stained-glass features, gas appliances, smart cabinetry, big island for family time – all overlooking a grassy backyard with swingset.

The lower unit is a one bedroom, one bat with kitchen income uni with approximately 800 sq ft.

There is a covered garage where two cars could conceivably fit in a tandem parking configuration as well as the driveway that would allow you to park without blocking the sidewalk.

The sellers are weighing their options carefully as their family expands; conceptional plans were prepared for a 2-story rear expansion and renovation with a new roof deck, common living area, and master suite and a completed in-law. The current downstairs tenant has verbally committed to leaving the property when a sale closes. The opportunity and potential at 473 Duboce are great as it is pink!

Offered at $1.3 million, pre-MLS

473 has just recently been re-subdivided as its own parcel. Records seem to indicate that the previous owner bought the surrounding parcels so that there were three lots held together as a tenancy in common. as such, assessor records may not yet reflect this recent development.

Interested parties are advised to consult a land use lawyer to confirm.

Downstairs tenant has no lease with the sellers currently. But downstairs tenant is a friend of sellers and has verbally agreed and understands that she will vacate unit should property sell.

The previous deck was demolished on the thought that could be replaced using over-the-counter permits. But that apparently was mistaken advice. Sellers are investigating available options.

The upstsirs home receives great light and has a wonderful San Francisco feel. The seller, recent renovation has reduced the amount of noise and vibration felt in the home.

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

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