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Now Selling: 1310 Fillmore, Residence 609, San Francisco

1310 Fillmore

Vanguard Properties

 

 

KEVIN K. HO, ESQ. + JONATHAN B. MCNARRY PRESENT

 

 

 

1310 Fillmore Street

 

Residence 609

EXCLUSIVELY BY:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 507488

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

NOW SELLING. 

Number 609

1310 Fillmore Street

 

Singularly above the rest, residence 609 is a premium + meticulously maintained home. You’ll be impressed with sweeping + gleaming views north to Lafayette Park + beyond. The newly gleaming kitchen is wrapped in new white quartz, lit with new LED lighting + equipped with new stainless appliances including a 5-burner gas range. With ample counter space for the chef + non-chef alike, dazzle your friends perched at the high-top bar area with your culinary skills. A lavishly lit pantry + laundry closet accentuates how comfortable life can be here. 609’s large bedroom has a generous walk-in closet; its bath features a treat-yourself Japanese-style toilet. Thanks to concrete construction, 609 is serene, safe + sound. 609 comes with deeded parking. And, 1310 is a modern building with a 24/7 attended lobby, massive outdoor terrace, large dog-run/play area + two elevators. Set in the vibrant Fillmore District your location is immediately central with food, groceries + shopping at your doorstep. 

Part of a professionally managed full-service building with 24-hour lobby support staff (who will always say hello), there are twin elevators to transport you to your deeded parking space and to the massive outdoor patio that can fit more than 100 that even has its own exclusive dog play area.  

Set in the vibrant Fillmore District your location is immediately central with food, groceries + shopping at your doorstep. 

 

Listed at: $899,000

What Comfort Food WIll You Be Making?

Serene. Safe. Sweeping Views.

Thanks to concrete construction, dual pane windows and other innovations, residence 609 is quiet, calm and collected. The bedroom, pictured here, also has custom shades and a generous walk-in closet.

The Bedroom
1310 Fillmore

The Photos

The Fillmore District is especially vibrant and your location is immediately central with food, groceries and shopping at your doorstep. It’s little wonder why the building has as 99 Walk Score and a 93 Bike Score.

3-D Tour

3-D Tour

Location

The Floorplan

1310 Fillmore #609

Our Other Listings

Posted on by K.Ho

Now Selling: 1310 Fillmore, Residence 609, San Francisco

#609, 1310 Fillmore Street, San Francisco, CA. Listed for sale by Kevin Ho and Jonathan McNarry, Vanguard Properties. An exceptional, premium home with sweeping views, serene feel in San Francisco’s Fillmore District. A full-service building with 1 bed, 1 bath and 1-car parking. MLS 507488.

Posted on by K.Ho

SOLD: 1329 McAllister Street, San Francisco

1329 McAllister, 4 bed, 1.5 bath, 1,892-sqft, top-floor classic, grand and bright Victorian 1 block away from Alamo Square. Mix of modern and rich detailed tradition. Leased parking next door transferrable @$275/month. Scale, drama and light with A+ location. www.1329-McAllister.com (http://www.1329-mcallister.com/) 1.695M

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. 

Privacy Cookies. Mmm. Cookies. 

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 developed by third parties for a variety of purposes with the most important ones to us being focused on supporting our abilities to support our clients — current and future — as they look for San Francisco real estate services.

Also, cookies may also be used to track how you use our site, which, of course, may give rise to seeing related advertisements on other websites you visit. To comply with the California Consumer Privacy Act, we have deployed various measures you may see on this site. If you have a question or concern, feel free to contact us at [email protected]. We want you to be aware that your personal information stays private with us with SSL standards here among other protocols we employ. 

TELL EVERYONE.

SEARCH THE SITE.

©  2011-2020, Kevin Ho, Jonathan McNarry, RTI, Inc.

All rights reserved.


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: 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

Photos zoom_out_map
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

Photos location_searching
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

K.Ho

Now Selling: 1310 Fillmore, Residence 609, San Francisco

K.Ho

SOLD: 1329 McAllister Street, San Francisco

K.Ho

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. 

Privacy Cookies. Mmm. Cookies. 

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 developed by third parties for a variety of purposes with the most important ones to us being focused on supporting our abilities to support our clients — current and future — as they look for San Francisco real estate services.

Also, cookies may also be used to track how you use our site, which, of course, may give rise to seeing related advertisements on other websites you visit. To comply with the California Consumer Privacy Act, we have deployed various measures you may see on this site. If you have a question or concern, feel free to contact us at [email protected]. We want you to be aware that your personal information stays private with us with SSL standards here among other protocols we employ. 

TELL EVERYONE.

SEARCH THE SITE.

©  2011-2020, Kevin Ho, Jonathan McNarry, RTI, Inc.

All rights reserved.


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: 180 Corwin Street, Unit 2, San Francisco | Listed by Kevin+Jonathan

180 Corwin's View

Straight down Market Street View 180 CORWIN STREET KEVIN K. HO + JONATHAN B. MCNARRY PRESENT UNIT NO. 2 | SOLD Vanguard Properties

EXCLUSIVELY BY:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 497922

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

SOLD

180 Corwin Street, Unit No. 2

Sweeping, dramatic and hypnotizing views of San Francisco’s gleaming skyline define 180 Corwin for sure, but so do its modern luxe finishes, proximity to the Castro and Noe Valley as well as its cul-de-sac location next to the equally dramatic Kite Hill open space that effectively serves as the home’s 2.5-acre backyard (yes, true to its name, people actually fly kites here). Unit 2 at 180 Corwin has 2 beds, 1 bath, 1-car garage parking and deeded storage. Unit 2’s incredible views change so much during the day, varying from an alpine meadow, a forest of houses to a dramatic twinkling skyline at night.

Updated for sale, Unit 2’s kitchen has all-new appliances, countertops, hardware and lighting. Just-refinished warm-feeling matte oak floors that absorb and recast luminous sunlight during the day to give the space that sought-after light and breezy feel. At night, the skyline’s sparkling lights brilliantly contrast with the warm rich light from newly updated recessed LED lighting. There’s a great public/private layout with the kitchen and open living/dining/patio area on one side with the oversized master bedroom and guest bedroom, each with recessed lighting and generous closets, on the other.

The building completed its seismic retrofitting last year and is part of the condo conversion schedule that should resume soon. 

LISTED AT:

$949,000

SOLD: $1,150,000

Photos
The Photos

Photos
The Property Video

Play Video

Things to Know about 180 Corwin Unit 2 Notes

2 Beds, 1 Bath (shower over tub), 1-Car Parking (garage, side-by-side, interior access)

Dramatic 270° panoramic views from living room, kitchen, bathroom, and master bedroom

All-new stainless steel kitchen appliances: refrigerator (Samsung), induction range with microwave over range (Frigidaire), dishwasher (Bosch), garbage disposal (American Standard)

New recessed LED lighting with dimmer switches

All-new kitchen countertops (quartz), sink, hardware, designer switches/outlets (Legrand adorne), LED lighting

Oak floors (just refinished) throughout

Deeded storage area (basement)

≈ 70 sqft, sheltered, east-facing exclusive patio with slate tile Recently installed, oversized, dual-pane picture windows and patio slider

Location. Location. Location.

12-minute walk to Castro MUNI station
(K, L, M, Castro Shuttle, various bus lines + tech shuttle stops)

180 Corwin has an 80 Walk score, 85 Transit Score

Next to Kite Hill, a 2.5-acre grassy knoll, that has walking trails, steep rock formations and incredible views of the City. The area is also off-leash, and is where people do fly kites. There are also fields of wild oat grass with various trees along with ornamental plants.

The Building.

Six-unit building, circa 1960 $469/month HOA dues (water garbage, common area maintenance, building insurance, and reserves)

Soft-story seismic upgrade done, 2019; various past updates

Multi-story, detached 5,000+ sqft building with a finished basement/storage level and unfinished level below that

Ownership agreement for the six units by Andy Sirkin

On schedule to fractionalize current mortgage and to convert into condominiums*

*ask us for more information

Photos zoom_out_map
The Floor Plan

The general layout of Unit 2. This is only an approxiamation and this is one of those spaces where you need to be there in person to appreciate it fully.  

Floor Plan
The approximate floor plan for unit 2 at 180 Corwin.

Photos location_searching
The Location

Perched on a hillside overlooking the Castro, Eureka Valley and Noe Valley, 180 Corwin has an amazing vantage point where you’re both in and above the view. Its central location is convenient and even though it’s central you’re still in touch with nature. 

Now Selling: 1310 Fillmore, Residence 609, San Francisco

#609, 1310 Fillmore Street, San Francisco, CA. Listed for sale by Kevin Ho and Jonathan McNarry, Vanguard Properties. An exceptional, premium home with sweeping views, serene feel in San Francisco’s Fillmore District. A full-service building with 1 bed, 1 bath and 1-car parking. MLS 507488.

SOLD: 1329 McAllister Street, San Francisco

1329 McAllister, 4 bed, 1.5 bath, 1,892-sqft, top-floor classic, grand and bright Victorian 1 block away from Alamo Square. Mix of modern and rich detailed tradition. Leased parking next door transferrable @$275/month. Scale, drama and light with A+ location. www.1329-McAllister.com (http://www.1329-mcallister.com/) 1.695M

Interested? 

Well, we’re glad you are. But if it’s not this property, or if you want to ask us something else, feel free to reach out to us. 

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. 

Privacy Cookies. Mmm. Cookies. 

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 developed by third parties for a variety of purposes with the most important ones to us being focused on supporting our abilities to support our clients — current and future — as they look for San Francisco real estate services.

Also, cookies may also be used to track how you use our site, which, of course, may give rise to seeing related advertisements on other websites you visit. To comply with the California Consumer Privacy Act, we have deployed various measures you may see on this site. If you have a question or concern, feel free to contact us at [email protected]. We want you to be aware that your personal information stays private with us with SSL standards here among other protocols we employ. 

TELL EVERYONE.

SEARCH THE SITE.

©  2011-2020, Kevin Ho, Jonathan McNarry, RTI, Inc.

All rights reserved.


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: 76 Fairfield Way, San Francisco | $1,302,800 | 491659

   

presented by:

Kevin K. Ho + Jonathan B. McNarry 

 

76 Fairfield Way 

A Large Opportunity With Big Western Views in Mt. Davidson Manor. First time on the market since the 1950s.

 

sold. 

Marketed By:

Kevin K. Ho, Esq. Jonathan B. McNarry

MLS No. 491659

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

SOLD.

76 Fairfield Way

Detached Mt. Davidson Manor Fixer House With Big Potential

76 Fairfield Way has a commanding and stately presence with western views nearly as big as the opportunity that 76 Fairfield presents its future owners. This fully detached, nearly 1,700-sqft, three-story home sits on a large parcel with a private and large backyard that could be home to your future terraced garden, gazebo, bocce ball court or outdoor dining room. The home dates from 1928 and retains some of its original features like coved ceilings, vintage wood floors, and formal dining room. There have been updates over the years but there’s still an undeveloped garage area to capture and opportunity to maximize the afternoon light the home gets. Located up the hill from a revitalizing Ocean Avenue and its new amenities, 76 Fairfield is less than 10 minutes away from 280, public transit (BART and MUNI), as well as City College and SF State.

Offered at:

$1,299,000

SOLD AT: 

$1,302,800

Buyer & Seller Represented.

Briefly.

Some interesting points you may want to know about the property.
  • 2 Oversized Bedrooms with 1.5 Baths
  • 2 Levels of finished living space, a third with potential on garage level 
  • Big views to the west 
  • Large sloped backyard ready for your vision
  • Fully detached structure (similar to those around you)
  • 1,698 sqft of living area (per tax records)(square footage will vary for many reasons depending on why the number is needed and who is doing the measuring)
  • Circa 1928
  • Parcel Size: ≈ 3,371 sqft
  • 1-car garage (internal access) with undeveloped workshop area with tall ceiling height (9+ feet)
  • Concrete foundation
  • New roof circa 2018
  • Relatively updated systems 
  • Proximity to BART, MUNI, 280, revitalizing Ocean Ave
  • Walk score: 84 (very) 
  • Transit score: 75 (excellent)
  • APN: 3281-032A  

The Photos.

In and around the property. Note: Mr. Raffi (the black lab) is excluded from the sale). 

The Layout.

The general layout of Number 76. Of course, these numbers are just rough and you'd need to measure yourself to get actual figures. 
Listed with Kevin Ho and Jonathan McNarry of San Francisco’s Vanguard Properties, 76 Fairfield Way has a stately + commanding edifice. This fully detached, Mt. Davidson Manor home sits atop Lakewood + Fairfield, has 3 stories and nearly 1,700 sqft with big west views to the Pacific and bigger potential. www.72-Fairfield.com (https://www.72-fairfield.com/) MLS 491659

The Location.

This isn't an area you might think of when thinking about San Francisco, but it turns out it's a nice one where the sellers grew up that is so very San Francisco.

Sold: 156 Upland Drive, San Francisco | MLS 486620

[stack_hero_video image=”13179″ opacity=”3″ height=”100″ mpfour=”https://www.kevinandjonathan.com/wp-content/uploads/2019/07/156-Upland-background-2.mp4″]
Vanguard Properties

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

proudly present

156 Upland Drive

Updated Mid-century View Home

sold.

[/stack_hero_video]

Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 486620

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

NOW SELLING: 156 Upland Drive, San Francisco

The youngest of the homes on this rare block, 156 is a prominently set, detached and updated quiet home. With more than 2,300 sqft of living space over 2 levels, a fully-stocked chef’s kitchen with stainless appliances, laundry room, wood floors, large closets, open floor plan, manicured yards,156 also has the sought-after 3-bedrooms-on-one-level floor plan with 2 bathrooms – with 1 en suite — on the main living level. The dining room’s large picture-frame window has a rare unobstructed ocean view. Similarly, the living room’s large south-facing windows let in volumes of light that illuminates the open-concept living + dining areas. A permitted ground-floor renovation added a family room, bathroom + bedroom with easy access from the home’s large garage along with system upgrades in 2015 with the ability to customize for years of enjoyment to come. With modern conveniences and a flexible floor plan with storage, this home will serve a variety of living arrangements for years to come. Combined with a central location in a quiet neighborhood near West Portal, the revitalized Ocean Avenue Corridor and 101/280, 156 offers a rare combination of location, value, views and more. 

 

Offered at:

$1,798,000

SOLD AT:

$2,015,000

CONTACT US.

Have a question? Want to setup a showing? 

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

BULLET POINTS.

  • 4 Bedrooms (3 Bedrooms on main level)
  • 3 Full Bathrooms ƒ Circa 1951, one of the last built on the block
  • 2,328 sqft of living area (per appraiser)
  • 2 levels, permitted lower level renovation (2015) that updated heater, water heater, added sump pump, and various systems
  • Jenn-Air stainless steel kitchen appliances (gas cook top, externally vented hood, french door refrigerator, oven, microwave), wine refrigerator, Bosch dishwasher, garbage disposal
  • Artificial turf front yard, private and landscaped backyard with deck
  • Dual-pane windows throughout (circa 2015, 2018)
  • Updated and new LED lighting throughout
  • Wood floors on main level, carpeted floors on lower level
  • Direct garage access to lower level family room
  • Dedicated laundry room with sink, large machines
  • Custom window shades (nearly new) for all windows

THE OPEN HOUSES.

Contact us for more information.

THE PHOTOS.

THE VIDEO WALK-THROUGH.

THE FLOOR PLAN.

156 Upland's Floor Plan

THE LOCATION. LOCATION. LOCATION.

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. 

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

[stack_hero_video opacity=”1″ height=”100″ mpfour=”https://www.kevinandjonathan.com/wp-content/uploads/2018/11/3640-21st-Flyover.mp4″ image=”12658″]
Vanguard Properties

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

proudly present

3640 21st Street

Big View, Big Potential Dolores Heights Single-Family Home

sold.

[/stack_hero_video]

Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No.  479094

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

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

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

Listed at: $2,395,000

Listed at: $2,550,000

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

About the Neighborhood.

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

Quick Facts.

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

Contact Us.

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

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

The Photos.

The Lay of the Land (Generally).

Click for a PDF version to appear.

Where It's At.

The information contained in this material is deemed to be reliable and accurate but it is unverified. Potential buyers should take all steps necessary to satisfy themselves regarding the information contained herein or any other matter related to the property they see fit. 

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

Noe is the new Pac Heights: Luxury home market shifts southward – On The Block

In the last seven years, sales of $2-million-plus homes have shifted from the city’s northern neighborhoods (like Pacific Heights, the Marina and Telegraph Hill) to southern locales (like Noe and Eureka Valleys), according to a new report from Paragon Real Estate.

In 2007, 62% of $2-million-plus single-family sales took place in what Paragon dubs “Prestige North”: “the northern band of old-prestige neighborhoods running from Sea Cliff/Lake Street/Jordan Park through the Pacific Heights/Marina district, to Russian, Nob and Telegraph Hills.”

This year, that number dropped to 37%.

Noe, Eureka and Cole Valleys made up 24% of the $2 million-plus single-family market in 2007. Today, those neighborhoods account for 40% of such sales. (Luxury sales in more established “Prestige South” neighborhoods like St. Francis Wood and Forest Hill remain steady at 7%.)

via Noe is the new Pac Heights: Luxury home market shifts southward – On The Block.

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)

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

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

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

See what's inside.

467A Duboce Floorplan. (Approx.)

Atop Buena Vista Terrace: startup veteran sells his 7000 sq ft pad for a cool $7M

Feast your eyes on this double-wide lot home that was built a few years ago. Modern, steel-framed constriction on a spectacular lot make for views in…well…every room! Even doing the dishes is fun: Practicality combines with views galore.

That said, the insights into how the 2x successful startup owners live everyday is also fascinating. This home is well-announced, spacious, filled with subtle and not-so-subtle luxury details. On the market for $7M. Listed with Payton Stiewe. You’re more than invited to use my buyer-representation services here!

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What does $16.5m get you these days in SF?

A Massive 11,000 sq ft Pac Heights Mansion listed with Pac Union at 1250 Pacific at Baker

The last of the Newhall family that owned this Cape Cod tucked away off of Pacific behind another ‘modest’ home passed away a couple of months ago willing this 7 bedroom mansion to a nearby church after living there for 92 years. Yes, 92. In the end it was her and a 24-hour caregiver left on this home with amazing public spaces complete with a replica of a cape cod shingled house – but inside under an atrium that leads into another nautical-like homage to the aft of an 19th century English sailing ship. The caregiver was given the ‘modest’ brick home across the street and the church got the house. The house has a servant wing ala Downton Abbey in addition to a massive outdoor greeting area for your dignitary of choice, working nob and tube electrical systems, antique water heaters and dryers as well as sweeping views north and of the Getty’s apparently. It’s not every day where you can look down on their home right?

Oh, and one thing, there’s no kitchen apart from the one in the basement where all the domestic staff lives. The SF real estate market is hot these days and $16.5M just doesn’t get you what it used to!

Here are some snaps taken during the 45 minutes it took to tour the house. Oh, and forgot to mention there are no showers in the house and we were pretty sure the phone worked!

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