January 25, 2013
Before And After (And Two New Parking Spaces) In Presidio Heights
Listed as a six-bedroom home with "Fantastic Development Potential!" for $2,850,000 in October of 2010, the then 4,490 square foot Presidio Heights property at 130 Locust Street sold for $3,300,000 that December.
Rebuilt over the past two years with David Armour as architect and Heather Hillard on interior design, 130 Locust Street has just returned to the market as a four-bedroom home with 4,900 finished square feet and listed for $7,775,000.
In addition to a new two-car garage, there's also a new au pair suite on the garden level.
And of course, the kitchen before and after:
∙ Listing: 130 Locust Street (4+1/5.5) 4,900sqft - $7,775,000 [130locuststreet.com]
First Published: January 25, 2013 8:45 AM
Comments from "Plugged In" Readers
Posted by: eddy at January 25, 2013 8:56 AM
Gotta say, the finishes don't look worthy of an $8M house. Kitchen and baths look like the "contractor special" at Home Depot. Very disappointing, but I guess this house is targeting old money rather than Silly Valley entrepreneurs.
Posted by: formidable doer of the nasty at January 25, 2013 9:29 AM
The exterior looks like a million bucks (well, $7.775M). Loving it.
On the topic of finishes. It might be difficult to tell from the photos, but I would hazard a guess that the actual quality of the finishes and attention to detail is top notch. They sprung for a Subzero fridge and what looks like a Viking range.
Posted by: Serge at January 25, 2013 9:36 AM
I like that topiary street number out front. Classy ! On the kitchen remodel it would have been nice to retain that window opening over where the sink once was located.
Posted by: The Milkshake of Despair at January 25, 2013 9:48 AM
Interesting that they took the gutters into the house. Never a fan of bringing water IN the house, but a good design decision. I don't really see 'cheap' finishes here. Nice moldings, trim and details.
Posted by: eddy at January 25, 2013 9:48 AM
I was confused for a moment then I realized that Eddy meant bringing the downspouts into the house. That looks cleaner. I guess they had torn off all of the original exterior stucco so why not route the downspouts internally while the walls are open?
Posted by: The Milkshake of Despair at January 25, 2013 9:53 AM
What a housing market we live in. Fixing up this single house takes the skills and energy, and the capital, of doing a medium-sized subdivision in most other parts of the country.
Posted by: unwarrantedinlaw at January 25, 2013 10:01 AM
The house is picture perfect and classy, great details and finishes!
Posted by: MarinaBoy at January 25, 2013 10:14 AM
Topiary is in the "before" photo. Garage door now.
Posted by: Alai at January 25, 2013 10:18 AM
I don't understand why people replace the exterior of a house that has period detail with, well, whatever that is. Disney French-townhouse Gothic? If you're going to do it, DO IT, don't sorta do it.
Posted by: BobN at January 25, 2013 11:24 AM
Wow -- this is absolutely breathtaking. That shot looking up the stairwell is everything.
Posted by: Footie at January 25, 2013 12:06 PM
@BobN: Disney knows what people like, apparently.
Posted by: Kenz at January 25, 2013 1:57 PM
The interiors are fabulous (love the marble bathrooms) and the landscaping is great, but the staging is cheap (I recognize many of the pieces from Ikea) and the front of the house looks worse than in the before picture! I can't imagine why anyone would like that exterior!
Posted by: Ryan at January 25, 2013 2:07 PM
Thanks Alai. Too bad that cool topiary is gone but that's a minor causality in this makeover.
Posted by: The Milkshake of Despair at January 25, 2013 2:30 PM
I drove by this earlier... I think the after facade is a little more subtle in real life. The photoshopped image does look a bit artificial. The interior is tastefully done. Congrats for getting this project finished!
Posted by: Denis at January 25, 2013 4:56 PM
Nobody should ever pay close $8M on a house that sits on a normal lot and don't have killer views. Given some people already have and inventory is very low in Presidio heights some idiot might
Posted by: someone at January 25, 2013 5:00 PM
The incessant discussion by some regarding restricting parking in multi-unit residential buildings makes me wonder if we are going to see restrictions on new private garage construction like at this residence by future finger wagging officials? Why does the 1% get a pass? After being lectured about why some new buildings "do not need parking" because of close by transit alternatives, why could the same not be said here? The California and Sacramento MUNI bus lines are a very short walk away, and this would be an excellent safe bike riding area, especially to shops at Laurel Village and Spruce Restaurant for lunch.
I remain convinced that one of the main reasons for extreme price increases on private residences is their private garage parking. I feel the private garage space added AT LEAST $1,500,000 to the value of this home. Strange that private car ownership and parking could be so valuable in a transit first city, isn't it? Perhaps this could be because the public transit options in San Francisco are not as easy, safe, rapid or convenient as many claim?
Posted by: HappyCarOwner at January 25, 2013 11:16 PM
I sort of agree with @someone. But the cost to enter the market is increasing. And prices in presidio heights are leading the charge due to less restrictive inventory for a less prestigious address. The effect is also impacting lake st addresses. A great modern home just came on the market out in west clay park. Best deal in the city right now.
Posted by: Eddy at January 26, 2013 9:12 AM
I agree, it's a nice place. I would have been fine with the before exterior though. Bathrooms and kitchens are very well done.
Posted by: Lori at January 28, 2013 3:23 PM
HappyCar Owner: your hunches are apparently correct: off-street parking provisions statistically shoot values up much higher than the investment itself (Jia/Wachs, 1994), but this phenomenon seems to occur only in cities with strong transit options (including New York, London) where the market is also strong for no-car housing. In that respect, SF has great appeal for non-car owners who'd pay $$ for non-garage housing, making parking a luxury premium. Cities that seek to manage housing affordability in these contexts eventually restrict or tax new garages accordingly.
Posted by: Friscan at February 3, 2013 7:50 AM
The sale of 130 Locust has closed escrow with a reported contact price of $7,700,000 ($1,571 per square foot) for the newly remodeled and contemporized home.
Posted by: SocketSite at April 3, 2013 4:37 PM