May 12, 2010
Three Years And A Trio Of Looks For 224 Twin Peaks Boulevard
As we wrote in November 2008:
Purchased for $1,360,000 a year ago (11/2/07), 224 Twin Peaks Boulevard returned to the market in June asking $1,395,000 and was subsequently reduced to $1,249,000.
Unable to find its buyer, the property has since undergone a “fantastic transformation” with the exterior, front & rear decks, landscaping, kitchen, bathrooms and floor plan all having been “beautifully brought up to date for today's lifestyle.”
Listed once again two weeks ago for $1,749,000, reduced yesterday to $1,655,000, and touting a “Motivated seller!” We’ll let you figure out just how much so.
Relisted, reduced and delisted a few times since, as a number of readers have noted 224 Twin Peaks Boulevard is now back on the market with another new look in 2010.
Now asking $1,399,000.
∙ Listing: 224 Twin Peaks Boulevard (3/2) - $1,399,000 [224twinpeaks.com] [MLS]
∙ 224 Twin Peaks Boulevard: A Study In Rising Prices Yet Falling Values [SocketSite]
First Published: May 12, 2010 10:15 AM
Comments from "Plugged In" Readers
anything is better than that terrible dreary grey "rehab". I still think it looks odd with those 2 windows missing, and wish they would have put them back in.
this seems to be a very nice place, and shows well in pictures.
Not a fan of its website... the pseudo-ipod look to the pictures with the reflection on the bottom is annoying... I'd have preferred normal pics. but it's saying something when my biggest complaint is the website.
Posted by: ex SF-er at May 12, 2010 10:35 AM
Nice place: warning turn the music off in the lower right corner.
The prior thread is a hoot.
Should sell, it has had the obligatory two free remodels!
And only for a $400,000 loss, plus the value of their labor for over 6 months: half a million dollars flushed down the tubes on SF real estate! What a great place to lose money.
Posted by: tipster at May 12, 2010 11:09 AM
I wonder if the garage is still smiling? The color is better than before, but it still is reminiscent of suburban Bucharest. They should have invested in oxcarts to compliment the facade.
Posted by: Pica1986 at May 12, 2010 11:17 AM
The window situation is going to make it a tough sell. It's really odd and impossible not to notice. Why would you do that? The extra space gained is offset by the strange exterior appearance. Some things are better left alone...
Posted by: Willow at May 12, 2010 11:46 AM
Really sad to read the thread from beginning to end. Delusional sellers got creamed.
Posted by: curmudgeon at May 12, 2010 1:33 PM
Third remodel is still ugly. why don't they at least spend the money to fix that sagging header over the garage door. Another example of amateur work.
Style (bad) over substance.
Posted by: noearch at May 12, 2010 1:33 PM
The choice of non-colors (on both versions #2 and 3) shows a lame artsy attempt at making the house look like a black and white photo.
Pretentious and trendy = another paint job next time the property changes hands.
At least the new style can accomodate non-grey colors.
Posted by: lol at May 12, 2010 1:55 PM
"...why don't they at least spend the money to fix that sagging header over the garage door..."
I don't think the header was actually sagging. Rather this looks like a case of uncorrected wide angle lens distortion.
Check out the oldest photo in the lower left : the header looks straight there. No reason it should have suddenly begun sagging.
The 2nd to last remod choice to reduce the upper floor windows from 5 to 2 1/2 was odd since the best views are from up there. There must some floorplan reasoning. Perhaps The Owner will return and explain.
Posted by: The Milkshake of Despair at May 12, 2010 2:15 PM
Some creative outdoor art would be great in the space where the top floor windows used to be. Any number of starving artists could create something nice.
Posted by: midcentfan at May 12, 2010 2:42 PM
Re: lack of top floor windows.
If you look at photos 24 - 26, it appears that the Master
Bathroom runs across the front of the house. It has one
small window that faces front. The earlier renovation
probably enlarged the bath and eliminated the top
windows. Could this be undone to fix the facade?
Posted by: jlasf at May 12, 2010 4:49 PM
@MOD: "Check out the oldest photo in the lower left : the header looks straight there. No reason it should have suddenly begun sagging."
The slate they added for the remodel is heavy, much heavier than what was there and it likely sagged the header. It could be proof that the owners didn't really know what they were doing when they added the slate without thinking to reinforce the header before they did it.
Are there other, similar issues lurking? The new buyer will find out, AFTER he or she buys the place.
Posted by: tipster at May 12, 2010 4:56 PM
I drove by it. It's sagging.
Posted by: noearch at May 12, 2010 5:47 PM
Heh. Maybe the sellers used wide angle lens distortion correction techniques to "straighten" that header.
Naw, no-one would ever use photoshop to conceal a flaw.
Posted by: The Milkshake of Despair at May 12, 2010 10:07 PM
the usual tipster nonsense,
"The slate they added for the remodel is heavy, much heavier than what was there and it likely sagged the header. It could be proof that the owners didn't really know what they were doing when they added the slate without thinking to reinforce the header before they did it."
have you ever done any construction? or do you masquerade on the internet as someone who knows about construction?
Posted by: anonee at May 13, 2010 8:35 AM
Yea, I've felt the same way about tipster. he certainly seems to know how to do it cheaply, but it's never about quality or doing it right.
But then, there are lots of customers out there who want it that way.
Posted by: noearch at May 13, 2010 9:42 AM
Yes, the usual tipster nonsense. Everyone knows you don't need additional support when you change a roof out to slate.
Here's one of several references:
"Slate is one of the most durable roofing materials available. A properly installed and maintained slate roof looks beautiful and can last more than 100 years, depending on the type and origin of the slate, the roof style and the climate. One downside is slate's heavy weight -- a residential roof might need reinforcing to hold slate."
What a moron that guy is. Not as smart as I am!
Posted by: tipster at May 13, 2010 9:55 AM
This is a beautiful makeover! What an elegant look! I know the designers; their work just gets better and better. Top drawer all the way!
Posted by: J. Silver at May 13, 2010 4:35 PM
tipster, I think noearch is confusing you with hipster (45 yo) who likes to wing it with [his] Vietnamese contractor.
Posted by: EBGuy at May 13, 2010 5:08 PM
Love the new facade. It compliments the quiet quaintness of the charming brick backyard and the whole of the interior. Job well done!
Posted by: Keepcalmandcarryon at May 13, 2010 11:08 PM
It must be spring. The shills are returning to capistrano. Insightful post! Job well done!
Posted by: diemos at May 14, 2010 9:22 AM
lol. I was wondering if j.silver and keepcalmandcarryon might be alter egos of "owner" in the previous string.
Posted by: curmudgeon at May 14, 2010 12:07 PM