Listed for $2,395,000 in 2008 before being reduced to $1,849,000 and then fully taken back by the bank with no bidders at $1,349,000 in early 2010, the “totally rebuilt” Noe Valley home at 4086 25th Street has just returned to the market listed for $1,550,000.
∙ Listing: 4086 25th Street (4/3) 2,664 sqft – $1,550,000 [MLS]
∙ 4086 25th Street Is On The Market (And At Least We’re On The Ball) [SocketSite]
Thoughtful of them to include trash n recycling storage program in photo. Staged parking presentation also well planned. Isn’t it a $100 fine for blocking sidewalk ($150 for using BMW). Might also be nice if listing included interior pics.
“Totally rebuilt from the ground up several years ago!”
Wasn’t everything?
IMO this one is a solid deal for somebody who would be willing to spend an additional 400 to 500K on a remodel/facelift/landscaping. You could wind up with a contemporary 2M house on a great block that would probably otherwise sell for 2.4 or so in this market.
what better way to spend $2m than on something like this.
25th Street is close to 24th street, obviously, but this is in no way a great block. It’s actually a pretty ordinary block in Noe Valley.
Yes, but lots of ordinary blocks of Noe see big dollars.
I understand that but the previous poster was saying this was a “great” block. When I said ordinary I was giving the block the benefit of the doubt. It’s actually a pretty dumpy block.
Is it a dumpy block? Why?
why does this need 400k of work if it is totally rebuilt? I haven’t seen it and obviously no interior photos yet. And why are we saying it is a 2mil house when it is listed now for 1.55?
In terms of sales performance it is a great block as there have been several 2M and higher sales. And counting the 3900 block, a very similar block, there have been like six or seven such sales. Whether or not you personally rate it as a great block aesthetically wasn’t part of my criteria. 😉
Very few trees and a variety of unattractive homes. Of course that description would cover much of Noe Valley.
Aesthetically this is a very typical Noe block; however, its location, a block from the heart of 24th street, is excellent.
I’m saying 2m b/c 1.55 + 0.4 is…… wait for it….. roughly 2m. I was assuming poster’s 400k was a realistic estimate of renovations – of course, don’t know personally.
I have never understood the attraction of Noe, other than “that’s where my friends who, like me, can’t afford Pac/Presidio/Russian/Telegraph but want to own in SF – until my kids are school-age and if the school lottery is lost we then move to suburbs, live.”
who, like me, can’t afford Pac/Presidio/Russian/Telegraph but want to own in SF
Nowadays that notion is probably becoming outdated. Plenty of people buying in Noe can probably afford to buy most places.
@wrath – yes, i can do that math. but i was asking why it needs 400k of work if it is rebuilt already. i haven’t seen it but I plan to as i’m looking for a place in noe valley (for commute reasons).
^
What can’t afford PacHieghts. Well enjoy it until you don’t win the school lottery.
For people who have to commute to the South Bay, living in Noe can shave off a significant portion of the commute (though, for the record, if I could afford it I’d prefer an equivalent residence in the real SF ™
I don’t really think Noe and Pac Heights have that much to do with each other. But this point has been made before. People choose to live on the Noe Valley/Castro/Glen Park/Bernal/Mission side of town for a variety of reasons. It has relatively little to do with price and is much more about lifestyle/community and (increasingly) about access to jobs.
Personally, I have lived on this side of town for nearly 25 years. I don’t think I know anyone north of Alamo Square. And I know alot of people. Different worlds.
4061 and 4065 right across the street went for 3 mill each back in the day…..jus sayin….
@94115 – as I said, I don’t know why it needs that – I guess once/if they post pictures we may find out – or [anon.ed] can enlighten us.
I get the commute point, I guess; though why not live in South Beach? it’s closer to everything. I even understand renting in Noe but I don’t really understand buying there – at current prices. It just wasn’t designed as a “high-end” neighborhood – rather working class. The referenced lack of trees and frontage are examples of why shelling out anyting over 1m does not (to me personally) make sense.
Re: why it needs 400 to 500K. I saw the old pictures from the last listing, and then remembered the property. That’s merely my opinion on what it might cost if memory serves. Rooms need to be opened up, a wall or two taken out. Kitchens and baths remodeled. Landscaping in the front and rear, also probably facade work.
I doubt they’ll post more pictures. This reads like a REO/secondary market speculative flip job owned by a company called “Etrade Financial” out of Ohio who acquired it through “Cal-Western Reconveyance.” The listing brokerage is a small company that concentrates these type of transactions. They very well might prove me wrong but I’d guess that at this point everyone is confident they already made their money on the buy. It’s likely that no interior photos will be necessary.
@wrath – I commute to Palo Alto so Noe would shave off a lot of my commute (currently in lower pac heights). South Beach doesn’t seem that family friendly for me, husband and daughter. I would like a yard. 24th street is very family friendly. Noe is just a family neighborhood. Potrero is good for commute, but very hilly and I don’t like the architecture. St. Francis Wood is good for commute but the weather is bad and west portal isn’t very interesting. So Noe seems like the top choice, but hard to find anything decent.
94115, what sort of architecture do you like?
What doesn’t Noe/Potrero have that you would like to see?
@anon.ed – I like the victorians in Noe, but find a lot of them too small (particularly the upstairs configuration of 3 beds 1 bath). I like the old charm but updated. I don’t want new. I really like edwardians i guess like in the inner richmond, jordan park, etc. but can’t live in those neighborhoods. I haven’t seen anything I like in potrero (at least not on the market lately).
@94115 – Monterey Heights, St. Francis Wood and Forrest Hill, I think do have a lot to offer if you don’t mind more seclusion and “worse” weather.
I don’t know where your husband works but, if were commuting to PA but wanted to be close to the city, I’d live in Burlingame/San Carlos – I guess Burlingame if you want flats. Edwardians are nice but few except on the north side/inner richmond. It’s not as close to the “city” but close enough and you have a school option and it’s very family friendly.
Also, in my view, what the house looks on the inside is more interesting than the outside (all else being equal).
My problem with Noe is that, while it is family friendly, it is surrounded on the east and north side by less family friendly neighborhoods with the consequent spillover effect. On top of that, as noted above, it is basically a working class design. And you’re in SF school district. All of that is fine if you can get a house for 800k but – to me – not if you’re shelling out >=1.5m.
94115, you might like 637 Alvarado. It is a remodeled Craftsman.
4141 23rd is also very nice, but pending. Is that more what you are looking for?
3969 23rd is huge, but at $3.15M out of the reach of most.
No, I am not a realtor but perhaps should become one 🙂
I went to the open house today. It’s a POS inside. Whatever the “top to bottom” remodel was has apparently been trashed by the renters. The kitchen range was even taken.
i remember this from 2+ years ago – the “top to bottom” remodel seemed to have been from the 90’s if not earlier. it felt quite dated.
i agree with anoned that there is potential – it seems the high end remodels are the cat’s meow these days. so throw in $400k or whatever it takes to make it an over the top modern remodel and it probably sells WELL north of $2M
Viewed this today. Apart from wanton abuse of the kitchen area, not so much “trashed” as in Charlie-Sheen-partied-here but rather showing full wear and tear of previous occupant.
What renovation had been done apparently focused on opening up the living room while practically ignoring the upper and lower floors. This would need a lot of work to show well against current comps circa $1.5m.
The sale of 4086 25th Street closed escrow yesterday with a reported contract price of $1,632,000 (5 percent over list).