November 5, 2007
Weekend Wrap-Up And Reader Recommendation(s): 525 Jersey (Noe)
One plugged-in reader provides a succinct report: “525 Jersey is gorgeous; former home of artist. Floor plan slightly screwed up [see online] but good one for your readers; slightly too expensive for me."
And with that we open up the comments to other interesting weekend open house finds that might not have been right for you (be sure to note why), but might be right for another (again, be sure to note why).
And yes, spammy behavior will be met with public ridicule (if not simply an unapologetic tap of the delete key).
∙ Listing: 525 Jersey (3/2) - $1,695,000 [MLS]
First Published: November 5, 2007 9:09 AM
Comments from "Plugged In" Readers
Has this been remodeled recently? Because the last sale was January of this year for $1,442,500.
Posted by: Dude at November 5, 2007 10:02 AM
Posted by: Michael L at November 5, 2007 10:20 AM
700/sq ft is not "value"
Posted by: spencer at November 5, 2007 11:29 AM
700/sq ft is the going price in UpLeLuNoVa (Upper Left Lung of Noe Valley).
Posted by: emmett_brown at November 5, 2007 11:48 AM
Yes, $700/sq. ft. for this place is a good value. It looks like the sellers are trying to make a quick profit.
Posted by: anono at November 5, 2007 11:50 AM
This 1 bedroom cottage was in contract before the first open. Asking $959/sq ft. Way up 28th.
Posted by: emmett_brown at November 5, 2007 12:02 PM
Full disclosure, this is my broker's listing. But speaking of nice value I think -- and some others in the r.e. community have said at wednesday office meetings and the like -- this has been the best deal in Noe Valley for some time now. I honestly do not know why it hasn't been snapped up. The criticism has been that its front room should be opened to the dining room. But it is already fairly open, and that would be a cost effective thing to do anyway. It maybe isn't the knock your socks off Noe house. But it's nice, it's about 2000 feet, it really does have a terrific location, and it's under $1.5M.
Posted by: fluj at November 5, 2007 1:31 PM
"I honestly do not know why it hasn't been snapped up"
Ha Ha Ha. Best value. Good one. I think we all know why it hasn't been "snapped up".
Posted by: anon at November 5, 2007 1:38 PM
Fluj, nicely done, well staged and very clean, my comment would be that I wouldn't want my master bedroom in the basement. It feels like a cave.
Posted by: Lori at November 5, 2007 1:41 PM
we stopped into this house over the weekend:
Looks like it has had a $300,000 reduction - the handout at the place listed it for $2,695,000.
It is a gorgeous home, with terrific details, but honestly is still a bit too expensive for the neighborhood and the home. The upstairs guest/kids bedrooms are a bit too small. For us, also I think the house would have been just fine without the 4th floor bedroom/balcony/sitting room, maybe then the price could have been less.
Posted by: Scott at November 5, 2007 1:44 PM
Hmm...so the place up top was remodeled, which added $250K to the price. Place fluj mentions was also last sold in January of 2007 and remodeled, which added $500K to the price. How much does one of these remodels cost, roughly?
More importantly, neither of these properties appear to have a urinal, so good luck in this market. I hear urinals are the new bidets.
Posted by: Dude at November 5, 2007 1:45 PM
Typical anon snideness. Shrugs shoulders.
Posted by: fluj at November 5, 2007 1:49 PM
Gosh, if someone is going to pay $960 psf for a 1 bedroom wooden shack in this market, then I need a dose of smelling salts. And the buyers need a dose of reality.
Posted by: Brit at November 5, 2007 2:22 PM
The house (525 Jersey) is very nice, though it doesn't look like 2400 sf to me from the plans. The only problem is the neigborhood... you can't safely walk out the door without your shotgun and kevlar vest. I wouldn't consider this area for more than $500/sf
Posted by: Kaya at November 5, 2007 3:44 PM
806 Douglass: seems a former owner didn't like Victorians, and now it just doesn't look quite right. Hit the facade with a stucco stick. Walled in the parlor doors. Took out the entry hall doorway. Adding insult to injury, appears a sibling with original facade sits right next door.
Restoring the double parlor might not be that expensive, since the door framing is likely intact. The original pocket doors might still be in the walls.
In original trim, wouldn't this be going for well over 2? Seriously, might be a good fix-and-flip.
Posted by: emmett_brown at November 5, 2007 5:12 PM
How/where can I get a door like that?
Posted by: bgelldawg at November 5, 2007 6:38 PM
Pocket doors or the front door of the Jersey house?
double parlor pocket doors
Posted by: emmett_brown at November 5, 2007 8:20 PM
Update on 525 Jersey - its in contract already at $1.8M (damnit!!). And yes, it was updated since it sold last - they completely relandscaped the garden and I believe the very top (3rd) floor was renovated with new decks. It is easily 2400 sq feet (although really only a 2 bedroom...but then again, with a tiny bit of remodeling, could easily be turned into a 4 bedroom/3 bath. Neighborhood is fabulous literally 2 blocks from my favorite shopping area on 24th/Noe.
Posted by: Anna at November 5, 2007 9:08 PM
congrats to the owners and the agent. sfh's in a nice hood continue to do well.
Posted by: james at November 6, 2007 9:07 AM
Kaya, are you trying to be funny? :-)
Posted by: movingback at November 7, 2007 11:31 PM
"Full disclosure, this is my broker's listing."
If 806 Douglass is the broker's listing, and there is only one other realtor at the brokerage (http://www.garrisonrealty.net/agents.html), then doesn't that make "fluj" Kenneth?
Posted by: ALittleLogic at November 10, 2007 9:11 AM
The "Presented By: Kenneth J Kohlmyer / Garrison Realty & Investments" at the bottom of fluj's link is kind of a tip-off as well.
Posted by: ExAgent at November 10, 2007 4:41 PM
fluj/kenneth - so what about your listing at 28 harris in cow hollow? why did you have to drop the price $100k? and why aren't your fixer clients interested?
Posted by: anon2 at November 12, 2007 10:53 AM