1381 Sanchez
Purchased for $1,005,000 in May 2008 (asking $899,000 at the time), 1381 Sanchez returns to the market with 4 bedrooms, 3 baths and 2,200 square feet (1,094 before).
1381 Sanchez Kitchen
Now asking $1,795,000 ($816 per square foot) for the completely remodeled (as designed by Shelly Amoroso) Noe Valley house.
1381 Sanchez Bath
∙ Listing: 1381 Sanchez (4/3) – $1,795,000 [MLS] [2008 Listing]
Amoroso Design [amoroso-design.com]

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Comments from “Plugged-In” Readers

  1. Posted by insidesfre

    This will be an interesting flip. Good comp is over at 281 28th St @ Sanchez, which sold in June for $1,795,000 & also relied on a garage-level master bedroom.
    1381 Sanchez is a nice place, just depends on how many buyers have $1.8M purchasing power these days.

  2. Posted by stucco-sux

    Those 1 story (to the front at least) Victorians are just so dang cute. I’ve lusted after many of them. This one is nice because its not sandwiched between two ugly 60’s 3 stories that should have never been approved in the 1st place… which is unfortunately too often the case with these little wonders.

  3. Posted by sparky-b

    Ahhh the Million Dollar Noe Fixer in action.

  4. Posted by Jeff

    How about $1.4M…

  5. Posted by The Milkshake of Despair

    That facade photo makes me queasy, and not because the wires that were removed. it looks like it was shot with a fisheye lens and then distorted to look “normal”. Too heavy handed : The result is somewhat Alice in Wonderland.
    Nice remodel though. They did a great job while maintaining the streetside integrity.

  6. Posted by EBGuy

    From the MLS text (pic 12): Smaller of two front bedrooms with bay window and two closets.
    That’s not a bay window — it only looks that way because of where the closets were placed. The actual bay window is in the other front bedroom.
    Both bedrooms have pocket doors which allow for floor plan to be very flexible. A nice nod to historical integrity (and the flexibility noted above), but I’m not sure I’d want one of those as my bedroom door (note, no pics of the pocket doors). I’m also marveling at the cathedral ceiling and structural ridge beam which seems, quite frankly, to be suspended in mid air. I hope the structural guys did their homework.

  7. Posted by noearch

    Some of my comments: overall flash and clever staging, but lacks architectural character at interior and presents an awkward floor plan:
    1. front bedrooms are both small; awkward location at front of house.
    2. kitchen is now exposed to all of the main rooms; the integrity of a formal dining room is gone. kitchen lacks upper cabinets; those open shelves are so classic “stager tricks”, lacking real purpose. all of the kitchen noises, odors are now open to the main living spaces. Kitchen actually is very small and has minimal counter space.
    3. the interior stair modern railing design is so wrong and out of character. The railing design belongs in a cheap developer loft.
    4. NO convenient and easy connection from kitchen/dining area to rear yard. So for entertaining, you have to carry food/drinks down the stairs thru I believe one of the bedrooms to the rear yard. Why was a deck with stairs to yard not added?
    5. Crown moulding at ceilings is so over used and out of character. Windows at lower level lack traditional casing and true window sills and aprons. Yea, I know I’m being picky but it looks cheap and suburban tract house like.
    6. Just asking but was there any structural work done to the existing foundations? any true code upgrade for earthquake resistance? House appears to tilt slightly from the street view.
    7. Vessel sinks in one bath are so dated, so 90’s and very hard to keep clean.
    I’m gonna head over to the open house this weekend for a more in depth look at what you get and dont get for $1.8 m.

  8. Posted by dub dub

    It’s on a 2000 foot lot, so you better hope the buyer doesn’t get out much.

  9. Posted by noearch

    by the way, one more point then I’ll shut up for a while:
    would someone PLEASE tell me what the hell is a “farmhouse kitchen”…with all the perks?? I grew up in the midwest in a real farmhouse and our kitchen NEVER looked like that.
    please tell me this is not more new realtor-speak.

  10. Posted by someone

    @Sparky,
    How does one make money on such deal?
    When I see those one story Vics where they add some space under I didn’t even imagine they can fetch $1.8 and then I was surprised 4 years ago by 4334 25th st. Now that house is back on the market asking another $300K. Good luck competing with this Sanchez place.
    Now, even if they get $1.8, they need to shell $100K for agent/marketing costs, 18 months of carrying $1M and some cash for the renovation, which must be adding up another $50k-80$k, so now they are left with $600K for construction and profits.
    Is there even $100K for the latter?

  11. Posted by Kevin

    First off, my team and I are the listing agents on 1381 Sanchez. Second, congratulations to Shelly for hitting this out of the park, the house is really beautiful. This home was transformed by the deft hand of a fab designer. We’ll give on the bay window in the small second bedroom. I’ll take out the word “bay”. Work has been done on the foundation. One of the front bedrooms is on the smaller side the other is generous and with the pocket doors could be a fantastic formal living room. Both lower level bedrooms have en suite baths making them the first choice bedrooms. You do not have to go through a bedroom to get to the yard. Kitchen is properly sized to the scale of the house and that island provides a great work surface. As stated, the lot is not huge adding a deck off the main living area would have made the yard all deck and no yard. Again, scale. The handrail for the staircase focuses on the modern contrasts of the home which also would explain the lack of a formal dining room which gets used twice a year. The home was designed for modern living. I happen to love the contrast between old and new. I would encourage anyone who had any interest to come and take a look. Noearch has a personal invite from me. The details in this home are too numerous to mention. Shelly Amoroso has taken a small home in disrepair and transformed it into something the new owner will enjoy for many years to come.

  12. Posted by Ronald

    SALE at Crate and Barrell. All round mirrors for hanging over the fireplace.
    Am I the only person in San Francisco horrified by the renovations of these old historic homes that turns everything into a Crate and Barrell showroom? Paint all the dark wood white, put in vessel sinks, and hang a round mirror over the fireplace or anywhere else you can and DONE! You’ve got a house to flip.
    Too bad it aint workin no good no more.

  13. Posted by sparky-b

    someone,
    My guess is that there is maybe $50K of profit or so on this place (at this price). They spent lots of money for that return. They should have gone bigger and had a full floor of living with bedroooms up. If your going to buy for a million bucks you might as well “go big or stay in the nest”

  14. Posted by noearch

    great comments and discussion. What I’m trying to do, as an architect, is help educate the potential buyer as to what to LOOK FOR and ASK ABOUT when spending this insane amount of money on a small house in San Francisco.
    My comments are not meant to attack any realtor or designer for that matter. I want buyers to begin to look past the tacky staging that seems to permeate every house now on the market. By the way, I personally do NOT like staging at all. It’s saying that the buyer is not smart enough to really understand how a room will function. Staging is a clever real estate trick to get the buyer to look at the cute little Crate and Barrel baskets and mirrors and silk plants and small scale furniture, and NOT pay attention to the actual function, layout and quality of the house they may purchase.
    The comments by Kevin the realtor are written in classic realtor-speak..with no real substance.
    Fab designer indeed. Who says a dining room gets used only twice a year? The open dining room is largely a hallway to the kitchen now. Just what really is “modern living”?
    The designer appears to be largely a “decorator” who knows little about function, layout and scale.
    What kind of work has been done to the foundation exactly?
    The kitchen is woefully small for this price point; Only one length of counter and an island. Inadequate upper cabinets..Poor lighting.
    Adding a small deck with direct stair access to the yard would add ENORMOUS value and functionality to the house, without adversely affecting the rear yard.
    Again, my comments here are meant to help and educate the buyer:”look past the fluff; look for substance.”
    Thanks to Ronald for adding support to what I’ve already said.

  15. Posted by tipster

    I agree with Sparky: bedrooms in the front of the house on the first floor seem very apartment-like, and bedrooms on the ground floor always strike me as cheap additions done by amateurs. This place really is a 0 bedroom home with very nice baths.
    The kitchen has one teeny tiny window off to one side. That’s probably why they have the wall of shelves rather than cabinets, to hold on to what little light you get directly into that kitchen. Most of the kitchen cabinet space requires a step ladder to get to. No under-cabinet lighting to illuminate what little counter space you get in a $1.8Mil home.
    And what the hell is the window to the left of the bed in photo 15 doing? It looks like it is blocked by the neighbor’s siding.
    Instead of hitting this one out of the park, it looks more like a bunt. The flipper overpaid and that thoroughly constrained what was possible. So he tries to transform a two bedroom house into a four bedroom house on the cheap because the four bedroom house sells for more. The realtor admits from the get go that the largest “bedroom” is more suitable as a living room, making this really a two bedroom with a small front office, which would never fetch $1.8.
    The buyer of this place will end up with some pretty finishes that will be dated in a few years, if not from the start, and will be stuck with a world of bad layout problems that are now impossible to fix.
    Just seems to be all wrong at this price point. Modern living is fine under 1.2Mil. At 1.8, it doesn’t seem to fit.

  16. Posted by NoeValleyJim

    I like the kitchen, the work triangle is great. It is hard to guess what it will go for without visiting it, but I am sure that tipster’s guess of $1.2M is off by a mile.

  17. Posted by tipster

    1.2 wasn’t my “guess”.

  18. Posted by NoeValleyJim

    Pardon my mistake then. What was your prediction for what the property would sell for again?

  19. Posted by jeff2

    “The buyer of this place will end up with some pretty finishes that will be dated in a few years, if not from the start,”
    Not only do I agree with Tipster, but is the future of older homes like this in San Francisco? Are they to be ONLY a facade that is preserved while the interior is changed every 10 years or so to the latest tastes of flippers and retail furniture stores? Whenever I travel and am invited to friends homes in Europe, I am struck by how they take the existing interiors, and with very little new construction or destruction, make them feel up to date with some rather simple choices.

  20. Posted by EBGuy

    Everyone needs to take a deep breath and chill out. Notice the sink is ON the island. Breathe in… According to the permits they didn’t spend more than $160k for this renovation (and not much allocated to the foundation, BTW). Breathe out… noearch, you aren’t the neighbor, are you? Quite a number of complaints in the database.

  21. Posted by anonn

    Staging is a clever real estate trick to get the buyer to look at the cute little Crate and Barrel baskets and mirrors and silk plants and small scale furniture, and NOT pay attention to the actual function, layout and quality of the house they may purchase
    No it isn’t. That stuff is rarely for sale. What does the realtor care if the buyer falls in love with chotchkies? The aim, for example, is to illustrate how a larger dining room table can be utilized within an open living space. Among other things. A picture or mirror might indicate where a TV set could best go. Some people need guidance, others do not. It’s a mixed bag that comes to view properties.
    How often do you work on speculative projects, noearch?

  22. Posted by Misha Weidman

    NoeValleyJim: “Whenever I travel and am invited to friends homes in Europe, I am struck by how they take the existing interiors, and with very little new construction or destruction, make them feel up to date with some rather simple choices.”
    This is not my experience, at least in Paris. People are doing exactly the same thing there: blowing out walls and putting in brand new everything. What’s more, while the French are sticklers about changes to the exterior, you can pretty much do whatever you want to the interior, and apparently without much in the way of building permits.
    I love victorian buildings, but how can one argue that their original interior designs are practical for how we live today?
    Noe Valley median prices on a per square foot basis were a little over $700 as of August 2009. See my blogpost:
    http://www.pegasusventures.net/wordpressblog/2009/10/04/noe-valley-by-the-foot/#more-533
    (Yes, I know some will argue that medians — any statistical measures? — are meaningless, but I respectfully disagree.

  23. Posted by noearch

    sorry ebguy..no, I’m not a neighbor..I’m a qualified licensed architect. I know what I’m talking about. This house is a dud..MANY other opinions essentially reinforce what I have said.
    @anonn: you totally misread my comment about staging..of course I know that junk isnt for sale. It’s usually done to show how a room or space may work. which isnt exactly rocket science for most buyers. I think staging is unnecessary. Yes, I do work on spec projects as well as work for actual owner/occupants.
    Thanks to tipster for additional comments to support my opinions.
    the house is way overpriced and, in my opinion, designed by an amateur. It might eventually go for $1.1-1.3m

  24. Posted by Bonbon

    “Cabinet next to refrigerator holds stackable washer-dryer.”
    That seems awkward.

  25. Posted by tipster

    I think it will go for much more than that noearch: homes are more of an emotional purchase than a logical one. If it weren’t for pregnant females insisting on buying (as if an infant can tell the difference), half the homes in this town would never get sold.
    You may be used to someone remodeling their own home, where they will put more thought into it. In contrast, when it comes to buying, people will buy any that “grabs” them emotionally. They are going to ignore the flaws of the home that does that, and this one has plenty of flaws.
    For example, those two ground floor bedrooms are going to be *freezing* all the time. Where did they put the heat registers in those rooms? Of course: in the ceiling where they already had vents running underneath the first floor and above the ground floor bedrooms (Photos 11, 15 and 18). Ten foot ceiling heights, and the heat is going to start at the ceiling and do what heat does: rise! F-ing brilliant!
    Trust me, some Realtor will call her client, a couple where the man couldn’t tell a heat register from a cash register, the woman doesn’t know how to boil water, let alone cook a meal, who isn’t going to think about counter space or cabinet space or lighting or anything and she is pregnant, is due in 6 weeks and screaming at her hapless husband to buy something, anything, and the Realtor will tell them this place just dropped to 1.695 and the place up the street went for 1.8 so this is a steal, and they’ll take it.

  26. Posted by Michael

    “Yes, I know some will argue that medians — any statistical measures? — are meaningless, but I respectfully disagree.”
    Great, that means Misha agrees prices in NV are down 20% from Jan ’08…

  27. Posted by noearch

    I would essentially agree with tipster..and I certainly would be happy to see the house sell for the asking. It can only boost the comp price for a house like my own a few blocks away..
    But I do wish buyers would educate themselves a LOT more on what to look for and what to ask about when looking to buy. Question everything, be critical, ask a lot of questions from the listing agent.
    Don’t settle for quickly staged interiors that downplay poor layout, function and quality of materials. Think about room flow, kitchen layout, lighting, access to the rear yard, closet space, etc.
    It’s your money. It’s a LOT of money.

  28. Posted by diemos

    “It’s your money. It’s a LOT of money.”
    No, for the most part it’s been somebody else’s money.

  29. Posted by noearch

    whatever…you know what I mean.

  30. Posted by diemos

    I do. But it’s still an important point. There is still a large cohort out there who think it doesn’t matter what they pay for a house because in the end the house will pay them.

  31. Posted by sparky-b

    I agree with noearch on all his points about what the buyer should be looking for. I only disagree with him on creating the open kitchen (I do it for lots of clients and did it at my house and love it).
    Staging I think is a totally different thing. If I don’t stage a house, no matter how obvious the layout, the first impression is, “They didn’t stage the house, they must be out of money and deperate to sell, we should lowball.” That is the mentality anymore. Staging, like “high end” appliance, is expected. At that point you just get what the stagers have so every house looks basically the same.
    I do hope they this price. $816 a foot for an odd layout, without a deck, split bedroom floors, no views, no upper cabinets, and a laundry kitchen sounds good to me.

  32. Posted by noearch

    thanks sparky-b. I agree with you in general. It’s not so much that I dislike “open” kitchens..I have designed open or more closed for clients. yes.
    but I do object to a poorly designed kitchen, with minimal counterspace, NO upper cabinets and laundry right in the kitchen workspace. simply put: bad design.
    I’ll give you that about staging. I still prefer to see a house unstaged. that’s just me, as an architect, I’m sure.
    oh yea, if they actually get that $816/sf..I’ll be amazed and happy…by my calculations, my own house should be worth..say about $850/sf.:) just saying.

  33. Posted by huh?

    “If it weren’t for pregnant females insisting on buying (as if an infant can tell the difference), half the homes in this town would never get sold.”
    That’s an absurdly sexist statement, but clearly tipster is no stranger to absurdity. Been burned by an ex-wife/gf? If so, could have happened to a better person.
    Pros –
    High quality finishes.
    Nicely designed bathrooms.
    Disagree with Noearch – kitchen island has a fair amount of counterspace and there should be enough cabinets for storage. However, the higher cabinets are not practical.
    Cons –
    Only one of the two front rooms is a legitimate bedroom. The other is a small office at best.
    Bathrooms [with the exception of the master] are really tight on space.
    Very limited closet space in all rooms. No-one has mentioned this glaring weakness.
    Aside from potentially using the garage, very little storage room.
    Designer tried to squeeze too many bedrooms/bathrooms into too small a space. Only really enough room for a livable 3/2.5.
    May not fetch $1.5m
    Anyone else see the home in person and not forming opinions solely from the photos?

  34. Posted by sparky-b

    Honest question as I see all the options get beat up on here:
    Would you rather the kitchen cabinets go to the ceiling, have space above them, or have that space filled with a sheetrock soffet?

  35. Posted by huh?

    Sparky – it’s clearly better to have them than not, and they help to give this kitchen a decent amount of storage (for kitchen related items) for its size. That said, I’m 6’1″ and I could just about reach the knobs of the upper cabinets, so it’s not unfair to also mention that they aren’t incredibly practical.

  36. Posted by sparky-b

    I agree that they aren’t practical, but how often do you use your Ronco Rotisserie anyway. But, I also don’t think dusting the top of cabinets twice a year is that hard either.

  37. Posted by EBGuy

    kitchen island has a fair amount of counterspace and there should be enough cabinets for storage.
    huh?, I was in your camp too, until an astute SS poster pointed out that the washer dryer stack was in the cabinet to the left of the refrigerator. I really think you’re hosed for pantry space and have to resort to heavily using the farmhouse shelves.
    in the ceiling where they already had vents running underneath the first floor and above the ground floor bedrooms (Photos 11, 15 and 18).
    tipster, Spoken from experience? That’s what I’ve got and it gets worse as we have a single thermostat downstairs. I finally put in a wireless thermostat upstairs (where we spend most of our time) and it has made a world of difference — basically keeps us from baking as we also get solar heat gain on the second floor. But I digress. I’m going to slightly disagree as it appears the vents are in the ceiling for both the upstairs and downstairs (not shared). I’m guessing they at least have zone heating with one furnace in the attic and one on the lower level. Can’t find any pics with a vent on the floor. Comments from someone who made it to the open house?

  38. Posted by Mark Belanger

    I saw this home yesterday. It’s an awkward, cold little house with an awful flow. Noearch has it right on all counts. I wouldn’t offer even $1M for this souless icebox.

  39. Posted by curmudgeon

    re: only the high kitchen cabinets issue. Haven’t seen the house, so i wouldn’t comment otherwise.
    My kitchen has a high row of cabinet rather than soffit, and it’s a great place to store all the crap that you want to keep, but don’t need often. I don’t mind going up and down a stepstool every month or so to get the special cake pan or extra serving utensil down. It’s been a real life saver in tight sf spaces…

  40. Posted by EBGuy

    Hear, hear, curmudgeon. I don’t even store kitchen stuff in my top level cabinets (think of them as more accessible attic space). For example, I store a small Xmas tree and a large cooler in mine. Very handy and much better than pulling down the steps to the attic.

  41. Posted by OneEyedMan

    Agree with curmudgeon. You can never have too much money or too many kitchen cabinets. Now, where did I put that charlotte mold?

  42. Posted by The Milkshake of Despair

    sparky – I’d prefer that cabinets go all the way up to the ceiling, even if it means using a step stool to reach those high shelves.
    Even though those high selves are inconvenient, they are a good place to store the rarely used items, like those that will be coming out for Thanksgiving only.
    The worst solution for the high gap is what I call a “dust shelf” : 3-12″ of useless space between the top of the cabinet and ceiling.

  43. Posted by noearch

    ok, hang on to your drinks boys and girls: I went to the open house this weekend..and well..it’s not gonna sound pretty. Here goes:
    1. Entry curb appeal: Anyone notice the cheap and existing galvanized steel pipe rail left in place to serve as a handrail? tacky, cheap, and not up to code. The stairs are hideous, prob installed in the 50’s..For this amount of money, I would expect a quality “victorian style” handrail, balustrade, trim, etc. compatible with the existing, authentic trim. Hanging light over the door: hideous, out of character. just wrong. Notice the existing “country style” sliding garage door. I’ll comment on that in a bit.
    2. The designer kidnapped the two original front rooms (one the livng room) and tried to turn them into bedrooms. Notice the clever double sliding pocket doors. Fools the eye into thinking those rooms are large..So wrong:. the doors are poorly installed, they offer little in the way of acoustic and visual privacy you EXPECT in bedrooms. Why the hell do you need double sliding doors on any bedroom? Bad choice.
    3. No coat closet (that I could find) on that floor. NONE!..bad decision. The realtor will say..”well, you can use one of the bedroom closets.” oh, but don’t forget: you get a house full of ceiling speakers for surround sound so you can rock out to Alice Cooper or Karen Carpenter all day long………but, no coat closet. Get my drift?
    4. The interior trim is a big letdown; they used completely flat 1x material..I assume they ripped out all the original moulding and trim. Trim looks cheap and is not even high quality wood. It comes off “cottagy” or “craftsman” which that house is NOT.
    5. The kitchen is the biggest disaster; completely inadequate cabinet space. Those open shelves are useless. And who does ceramic tile backsplash clear to the damn ceiling?? Space between the island and refrig/laundry wall is very tight. Laundry is completely in the wrong location. You have to put up with the noise and piles of clothes right in the middle of you small kitchen, and in view and sound of your “great room”.
    Kitchen lighting is a disaster and all wrong. You end up with 4 downlights bringing glare and shadows on the work surface. There is no undercabinet lighting, which is the propery way to light counters. ( I need to stop and get myself another Mojito I’m so worked up). Anyway…there are many other more workable layouts I could see for an island and additional counterspace. Look at the dead zone area between the island and the great room.
    The single bowl sink is not the best choice. and the trendy square bottom edges are a bitch to keep clean. Refrigerator is a cheap non built in model; sticks out like a pick up truck next to a Smart car. For this price point you should expect a built-in Sub-zero, Viking or Thermador reefer.
    6. Lovely dining “nook”, not a dining room. Enjoy the view of dirty pots and pans and the sound of the dishwasher and laundry. Remember this is not being touted as some SOMA loft for a hipster dude and his little rat dog.
    7. Notice the industrial style aluminum and cable stair rail to the lower level. All wrong. So out of character it screams to be torn out. Cable rails sag over time, cause guess why? kids and people like to climb on the cable and stretch it. Again: loft-style but so-wrong style.
    8. At the lower level: lots of circuitous hallway. I could find NO linen closet or additional closet other than in each small bedroom. Very small closet space in the master. The master bath is awkward, by placing a sink and cabinet on each SIDE of the jumbo shower. NO linen closet; no medicine cabinets. Those trendy jumbo sized showers are cold to enter, they are larger than really needed. The ceiling mounted rain shower head; all trend, almost impossible to adjust the direction. I would have done double sinks in a single base cabinet with doors and drawers, moved the shower to the end of the bathroom and found space, YES, for a tub.
    The other bedroom is minuscule, low ceilings; and I question the legality of those windows for egress per the fire code. Adjacent bath is adequate, but small tub and lacking storage and med cab.
    9. Rear yard is about as un-private as castro/market. I counted 5 neighbors able to look directly into the back yard. Oh, but I forgot: you get outdoor speakers there. fabulous.
    10. The garage: adequate, but small. Remember that quaint, original garage door I mentioned a while back! It’s a single heavy panel sliding door, with no operator. Now won’t that be nice on a cold, rainy night; you’ll have to stop outside, get out of the crossover SUV, slide that clunky wooden door over, then get back in the car and drive in. Nice, huh? Again, for this price point you SHOULD get a new, compatible wood garage door, with an automatic operator. Forget the charm of the “carriage” door. It’s a loser.
    Anyway…take what I said with a grain of salt. I’m an architect, and I do feel details, materials and functionality are VERY important. This house seems to lack any real attention to those components, but goes for the “bang”..I suppose the “buck” will eventually reflect that.

  44. Posted by huh?

    Noearch – So I take it you liked the place? 🙂
    As EBGuy and you pointed out, if you have a stackable washer/dryer ‘disguised’ as kitchen cabinets, you would not have enough storage space for a family kitchen. I stand corrected. Accordingly those upper cabinets would need to be used for more ‘day to day’ items and thus would be totally impractical.
    Fridge was indeed not of ‘premium’ quality – good point.
    Also agree that while the bathrooms looked appealing, without any cabinet space they are not very practical, especially given that the house has next to no storage space as it is.

  45. Posted by Just Me

    What’s up with noearch and why does he/she find it necessary to continually post his/her resume by telling us he’s/she’s an architect? So what. There are hundreds and hundreds of architects, some good and some bad. ebguy asked if noearch was a neighbor and I quote his response on 11/7 “Sorry ebguy..no I’m not a neighbor..I’m a qualified architect”. On 11/8 noearch said “It can only boost the comp price for a house like my own a few block away”. Make up your mind and be truthful unless you bought your house on 11/8. Everyone is entitled to an opinion whether or not they are buyers or sellers. Have an open house noearch so we can see what perfection should be. PS, I’m not a neighbor.
    [Editor’s Note: Attack the arguments (i.e., noearch’s ten points), not the individual.]

  46. Posted by noearch

    Oh, I agree.. this is just my opinion; nothing more nothing less. and yes, everyone is entitled to an opinion. my opinion is simply shaped by my 30 years in my profession..and yes, there are good and bad architects.
    I’m certainly not here to harass or upset anyone, but maybe help inform and educate (as I have said before), future buyers about the best house for their money. I’m teaching them how to look, how to ask the right questions and how to be better buyers.
    You may not agree with my esthetics, my design philosophy and my opinions, but I will guarantee this: the houses that I design are well thought out, sensitive to details, very livable, very functional and without pretense and flash.
    BTW: I’m a guy. I do live in NV, and bought our house 26 years ago.

  47. Posted by EBGuy

    I’m 20 years removed from a statics class, so maybe someone (structural eng., architect or contractor) can put me out of my misery regarding my hand wringing on the structural ridge beam that runs the length of the great room. My understanding is that the roof ridge beam supports 1/2 the weight of the roof (therefore 1/4 WoR[weight of roof] at each end). That must be a pretty beefy (gluelam?) beam at the back of the house that runs across the width of the great room to support the ridge beam — which means 1/8 WoR at each end of the GR width beam. One of my issues is that this beam then sits on top of a window header. Therefore, each side of the window header must support 1/16 WoR. Add to that, one side of the window is cantilevered out over the first floor (not a problem, I guess if there are beefy floor joists or another sturdy beam). I’m curious, is my math wrong, or am I just ‘misunderestimating’ the strength of beams involved. Oh, and I just realized the final WoR calculations should include the 1/2 the weight of the beams at each perpendicular intersection (which, I think, is not insignificant).

  48. Posted by sparky-b

    EBGuy,
    I don’t know if they did any work at the ridge. If they didn’t a lot of these old houses don’t have a beam they have a 1×4 @ the ridge. If they did do the work a 4×10 is probably all you would need for this. If the beam is shaped at the top, and the 2x’s are cut and hung from it, then they probably have it here. The beam seems to hang down 6″ or so (from the pic), the 2×4’s are another 4+” on the angle. So that should be good. The beam that would then support the ridge would be a PLam, but on a short length so it seems to me there is room for that as well.
    The buyer of the house should review the structural engineering plans and signed job card as part of the purchase.

  49. Posted by EBGuy

    I don’t know if they did any work at the ridge.
    I tend to think they didn’t (looking at the online permits, so this is pre-1990 work). I don’t know if this came across in the previous post, but its the fact that all this sits on top of a window header and is cantilevered over the back that bugs me (see pic 7 in the MLS link).

  50. Posted by noearch

    good comments about some of the structural work. I am skeptical too..Checking the permits may help somewhat. I’d love to see some actual architectural or structural drawings showing ANY new work..and signed off by DBI.
    I asked the question a few comments back about work on the foundations; seismic, etc. The realtor only mentioned in vague terms that “work has been done”.
    I would assume all of this info comes out in the disclosure and the buyers inspection.

  51. Posted by anonn

    This one closed for 1.71M. These type houses, with lower living quarters, in the flats with ~2000 foot lots and no views, never consistently got to 800 a foot in the first place. This is probably about 5 points off peak, maximum.

  52. Posted by NoeValleyJim

    the Realtor will tell them this place just dropped to 1.695 and the place up the street went for 1.8 so this is a steal, and they’ll take it.
    Good call tipster.

  53. Posted by curmudgeon

    Wow, everyone (on socketsite) seemed to just loathe this property, and yet it went for a very high price for Noe Valley these days. I’m wondering if anonn and others are surprised. I am…I was figuring 1.5ish.

  54. Posted by anonn

    I didn’t view it in person so I didn’t guess … but I probably would have thought 1.65 or so. Generally I don’t project properties like this selling for ~800 a foot for the reasons I mentioned. Despite all the bashes it certainly looked attractive from the photos, and it performed very well. NVJ, you did Tipster a favor with your edit.

  55. Posted by nsc68

    NVJ, would you agree that Tipster saying the list price will be dropping to 1.695 is different than saying it will be purchased at that price?
    Plus, that was a terrible post by Tipster overall. Tipster was probably trying to be funny but he/she failed and the post reads as sexist and ignorant. I don’t think its worth repeating unless as an example of poor judgement and taste.

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