50 Carmelita has yet to hit the MLS, but its website has been filling out over the past couple of weeks. Purchased for $1,360,000 with a recorded 2,656 square feet in September 2006, the “down to the studs” renovated Queen Anne Victorian is back on the market asking $2,495,000 as a “Contemporary Victorian” with 3,781 square feet.
The property might not have much of a yard, but it is directly Duboce Park adjacent. And as it looked in 2006 via MapJack:
∙ Listing: 50 Carmelita (4/4.5) – $2,495,000 [50carmelita.com] [Map]
hope they have a hose next to back door to wipe off dog poo and hypodermic needles.
exactly spencer. nothing like a cool breeze on the deck wafting straight over dogsh*t park.
no thanks on the remodel either…pretty generic imo.
There’s no floorplan on the website, but am I seeing the kitchen in just off the main front entry in the bay ? That’s an interesting location. I’m sure the original floorplan had the living room in that space.
Is this the new and improved temple of doom?
Great street. Great building.
What’s with the garage? The large garage structure overwhelms this really interesting house; wish had been redone as a one-car garage allowing for a larger entrance with some green. The entrance is crammed and facade is marred as a result.
As exists the garage door choice is completely wrong – suburban feel — adds to the distraction. The white festive railings on top garage also contribute to the overdone garage. Changes can easily be made I guess….
Wonder if undergrounding parking would have been feasible as is done on other Carmelita and neighboring cul-de-sacs.
^^
You know it’s a remodel right?
I’m just not down with these ugly tacked-on garages. Why not leave the front space open, with nice stone work sprinkled on grass for the car to rest upon, and a traditional cast iron fence/gate. I have yet to see a single out the front garage bra that is anything but hideous.
Milkshake, I think you’re right. Seems odd. I agree with the garage comments as well.
I like the kitchen though. The microwave out of the way but next to the fridge, and the range down the counter from that so you can heat milk for your sauces while you’re at the stove… I would like that.
so the front door is that little thing on the ground level to the left of the garage that you have to squeeze through? or am i missing some other way to get up to the front porch?
$2.495m is a lot for Duboce Triangle, even for a 4/4.5 house with that much sq. footage.
Loved to take my dog and children to Duboce Park until a few days ago when we had an encounter with a couple of scary people in front of this house who lightened us of $100…such a shame because I was really looking forward to checking out this place….
Hate the garage. Completely ruins an otherwise beautiful house.
A monochrome paint job on the garage door would have lessened the effect. Oh well. 2.5M in lower Haight. Ho hum.
Re the garage, I’d take the parking. Plus it looks like there’s a nice deck on top of the garage.
I wouldn’t pay this much, however, for a house I had to worry about getting mugged when I walked outside of. In this case, I don’t think proximity to the park is such a great thing.
You can’t blame the current renovation for the garage. It had already been tacked on long, long ago, destroying whatever facade and large stairway had originally been there.
I suppose they could have taken off the garage (major loss in value) and tried to restore the stairway and facade (probably forbidden by planning as “ahistorical”) and left the owners-to-be with a fenced in garden/trash receptacle for the neighbors to admire.
Me? I’d have kept the garage and added that great deck on top just like they did, but I would have added a gate at the front of the entrance, flush with the garage face.
As for the paint job, I like the monochrome — it set off the details and looked, well, sort of foreboding.
This is a great house! There are very few homes which compare in terms of finishes, fixtures and location. The entry is to the left of the garage and much more open feeling than the photo may appear. In terms of the neighborhood, I’ve spent much time in Duboce park and never once felt unsafe. It’s near great dining and nightlife and just near enough to public transit to be convenient yet far enough to hinder any nuisance.
Cool mention of Carmelita as well: http://www.modamas.com/articles/shadeshistory.html
“worry about getting mugged when I walked outside”
That’s a joke, right? If you think you have to live in fear of being mugged next to Duboce Park, you either have no idea what it is like around there (hint: really nice) or you are so paranoid that living in a city — any city, anywhere — is probably not a good idea for you.
Speaking of Lower Haight/Duboce Triangle, whatever happened to 819 Haight St? Seems like it sat for a while, price cut, sat some more, and then disappeared. Anonn predicted it would go for just under $1.5m, and even I thought it could go for $1.45m, but it seems like the sellers just gave up altogether.
I did not think the finishes where the greatest, the kitchen cabinets are nice but basic (no pull out drawers, etc…), there is only one sink, the bathrooms finishes are OK but once again not great compared to other luxury renovations (no heating floor, no stem showers, the bathtubs are very small… ) …
This is a beauty !
I am SPEECHLESS.
How is the noob ? Crime, hot women etc etc ?
I meant, how is the neighborhood (not noob) sorry.
saw this sunday. agree with anonm…the finishes are uninspired, unspectacular…almost cheap. maybe the developer has a lot of $ in it. would love to see some style like https://socketsite.com/archives/2010/01/39733975_19th_street_the_other_half_comes_to_market_and.html
What about price? regular socketsite reader and would love to see the discussion go in the pricing direction, if at all possible. i’m selfish, ok?
what scares me is that it’s the most expensive SFR to sell in the area in 3 years (redfin). other than that, seems $656/foot isn’t totally wacky, is it?
As for price, I’m thinking this is an outlier that might actually get near its list price. That park is due south, and the light, air and feel of the property are going to all be really good. Nearly 1.4M for a fixer in LH in 2006 was beyond bold.
Chad, Lower Haight has tons of hot chicks. You should definitely buy a ~2.5M house for that reason. Holler.
No way it gets near 2.5M.
1. No SFR in LH has ever commanded 2.5M. Ever. There will be a first, but not this and not in this market.
2. If you have 2.5M, you probably want (a) a real yard (no, a poo-filled park doesn’t count), and (b) a wow factor. The outside is wow (yes, even the garage), but the inside is meh.
Why would you pay $2.5M for LH when you could spend $3.4M for the Mission.
It’s not the dog droppings that smell….well, a little. It’s the p*ss. Especially after a dry spell. My dog perks up about 3 blocks away. It makes your eyes water.
Living next door….thanks but no thanks.
good chance it is not dog pee your smelling. lots of homeless frequently visit and sleep in this park….and for only $2.5M, they can live in your own backyard
This price seems a bit off, as many have mentioned. A 2731 sqft lot is comparable in size to other lots on this street that sold in the last 3-4 years (e.g. 60 and 66 Carmelita), even if this one’s funny-shaped because of the park.
It seems like they’re trying to use 65 Carmelita ($2.279M sale in 2004) as a comp, but that place has almost a 500 sqft bigger lot, at 3225 sqft, even if it’s comparable inside at 3450 sqft. I would be surprised to see this place get materially more than 65 Carmelita’s 2004 price.
57 Carmelita for some reason sold for $850K in 2004. Was it a fixer? (I don’t see any permits)
this is gonna take quite the dog lover to fetch (pun intended) 2.5M…. I value good parking in the city, but that garage facade kills it.
Temple of Doom FTW.
To all the Socketsite readers who think Carmelita and streets surrounding Duboce Park are scary or dangerous are just wrong.
I have lived near Duboce Park for over 25 years. I frequently use Carmelita to get over to Noe Street. Never have I felt threatened or in danger. In fact the park got significantly better and safer when the childrens’ playground was put in.
This neighborhood may have been like unsafe once, long ago, but it is a great neighborhood now.
Also, the white/grayish home next to 50 Carmelita recently sold for approximately $1.9 million.
http://www.redfin.com/CA/San-Francisco/54-Carmelita-St-94117/home/1931358
Don’t know how I missed that one — must have typed it wrong. 54 and 54a Carmelita sold for $1.83M in 2007. The stats of that place are 3750 sqft on a 2374 sqft lot, which is actually a smaller lot than this one by ~350 sqft. It’s a 4/3.5, but one of those BRs is a legal in-law. But I’m still not convinced that 50 Carmelia will get $650K+ more than 54/54a Carmelita — that seems like a stretch.
Supposedly the plan was to remove the incredibly ugly retrofit garage (aka the giant box that ruins the facade) and restore the original front staircase leading up to the front door. But the planning department would not allow it, saying that the ugly box was historically protected, having been in place for more than 30 years or whatever.
When originally sold in 2006, the layout was cramped and there were piles of animal excrement absolutely everywhere. It was the dungeon in Silence Of The Lambs. Possibly the scariest open house ever.
Big points for just eliminating every trace of squalor, and for moving the central load-bearing wall to open up the floorplan. Having walked through it before and after, I’d say it feels twice as big now.
Worth $2.5M? Hey, there are alot of people with Monopoly money in this town. Mostly, I’m curious to know who really wants to live where everyone waiting at the N Judah stop has a full view of their bedroom, living room, and dining room. A few clerestory windows might have made the inhabitants feel less like they’re living in an episode of The Real World.
http://www.redfin.com/CA/San-Francisco/54-Carmelita-St-94117/home/1931358
2 legal units. Not a very good comp.
Pics on 65 Carmelita?
DP – The N Judah runs on Duboce, clear across the park. How are people going to see across the park, through the children’s playground, through the trees, and into your living room?
I think it’s a good neighborhood.
If there’s some concern about people looking thru your windows….look no further than the scrum of dog lovers next door. There were bushes on the frontier at one time.
Living near a park is great…living on a park is not so great.
anon – to answer your question:
i went to the open house, and that’s what i saw.
when you stand in the bedroom you can clearly see the children’s playground and the N judah stop (sunset tunnel east portal). the windows are so big, you can also kneel down and have the same view. conclusion: from any position on or near the bed, you are in full, knees-to-head, view of anyone standing in that part of the park.
the trees aren’t in the way. safeway is clear across the park. the N judah stop has an unobstructed view of the bedroom, and the living and dining rooms. check it out at the next open house and then post a followup.
The finishes on this place are not great. Look at the bathrooms it looks exactly like the places that the listing agent has at 806 Hayes. I think there design people need to get a little more creative. A place for $695K near projects and a large home on Duboce Park at $2.495K should not have the same finishes!!! I heard through the grapevine that this real estate company is falling apart and everyone is leaving. More bad PR and licenses getting suspended!!! Not a good thing…
I noticed today (2/17/10) a “sale pending” sign on the real estate signs on the property. If anyone has an idea on price, please let us know
Greg – I doubt that either side will disclose the pending contract price until the deal closes.
The sale of 50 Caremlita closed escrow today with a reported contract price of $2,500,000.
Nailed it.
The 2 to 3M SFR market in SF = toast?
Your thoughts.
i saw it along with many others who crowded the open house. the house is very well done and looked perfectly completed and clean..and its pretty unique and on the park..but that sure is alot of dough. especially in this economy.