212 Chattanooga

Purchased as a “Victorian Fixer…in a location that can’t be beat” for $750,000 in September of 2012, the Noe Valley home at 212 Chattanooga has been rebuilt with contemporary flair and three levels of living space.

212 Chattanooga Living

The tiered living area opens to the kitchen, which opens to a west-facing deck and yard.

212 Chattanooga Kitchen

And across the yard is the cottage (212A Chattanooga) which was purchased separately as a “Victorian charmer [with] wonderful potential” for $450,000, a cottage which has also been rebuilt and modernized.

212A Chattanooga

The two properties are now back on the market and listed for $2,495,000 and $1,595,000 respectively.  As the two facades appeared in 2012 prior to being contemporized:

212 Chattanooga Before

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Comments from “Plugged-In” Readers

  1. Posted by metroliner

    A “Victorian” fixer that added no Victorian elements and looks like it should be in Phoenix.

    • Posted by noemom

      It is hard to imagine that given this block and the context, somebody did not raise an issue about the exterior. I think this is a very insensitive remodel and probably done on the cheap. We’ll see if they get that amount of money they are asking.

      • Posted by BobN

        The before picture shows that the exterior had already been “improved” by removing all the detail.

    • Posted by Stucco_Sux

      Word. I’m beginning to wonder if there is any taste left in San Francisco architecture.

    • Posted by sf

      Oh take it easy on the histrionics. It is a 100% improvement over what it WAS, a complete dump.

      • Posted by sf

        Though, those brass n’ glass stairs are making me heave.

  2. Posted by Jake

    It could be nearly 100 degrees in that kitchen right now. The listing mentions central heat but not AC. Weather stations in Noe show 88 degrees currently.

    For $2.5 million they could have included something like a 5 ton AC to take the edge off the brief hot spells.

    • Posted by roger

      Really. Since when was San Francisco an air conditioning must have place!!! Brief is right..3 days max…have you just moved here from the tropics?

      • Posted by Jake

        Yes, really, roger, really.

        I’ve lived here for more than 20 years and have been through many SF heat waves hotter than today that lasted much longer than 3 days.

        The kitchen is built to bake and Noe is one of the warmer areas on days like today.

        If you want to pay $2.5 million for a place that passed on a couple $k for your comfort, so be it.

        • Posted by lol

          then SF should invest in snow plows for the occasional whiteout we get every few decades or so.

          I agree with Roger. If anything I welcome any heat wave (is 88 degrees a heat wave?).

          • Posted by Jake

            I don’t think there has ever been a snowfall heavy enough to cause a whiteout or need snowplows in SF.

            The kitchen looks to be designed to capture plenty of thermal heat via windows and skylights. The peak temp in Noe yesterday was about 93 degrees. A design like that could easily add 5 degrees above ambient. So, yes, temps like 98 degrees are uncomfortable and could be mitigated by just adding a small cheap AC unit. It looks like they already put in ducts for the central heat.

            maybe you should go back to complaining about rent control, lol.

          • Posted by jenofla

            Agree w/Roger too. I have a ton of skylights in my kitchen and it got pretty warm these past few days. I OPENED A WINDOW and it was perfect.

            I’m presuming the wealthy, liberal San Francisco market will be okay with no A/C unit. It’s a waste of resources that would at most be used a few times during the occasional heatwave, if at all (see window solution above). If it really was a problem, then a wealthy, liberal homeowner could easily install one. Many expensive homes in SF have gone for decades without one.

            I’m not saying SF environmentalism makes sense though (building a “green” or passive mansion vs. just living in a small, stucco’d apt and wearing sweaters/opening windows for climate control).

          • Posted by Jake

            Wonderful that your place can be cooled adequately with just windows, jenflo. No way to know for sure with this place without being there. Yesterday and today would have been a good test.

            I had a unit at 200 Brannan with west facing windows that would have been unbearable without AC. Nice new place with plenty of glass to let in the heat, but not enough airflow to get it out. If this place has a similar problem, it could be mitigated for about 0.1 percent of their asking price.

  3. Posted by jamesjr

    Those glass-front garage doors are starting to look dated.

  4. Posted by poor.ass.millionaire

    I like it! Brutalist post moderne.

    Plus the dev will probably make bank on this flip. Impressive.

  5. Posted by REAddict

    “why did they do this to me!? i have shiny new teeth and braces, droopy orange shoes and I’ve been made to wear this funny hat with an orange liner … with lights!”

  6. Posted by Joshua
  7. Posted by Baba Yaga

    I don’t see it. 2m in front, 1.5 behind, more like.9

  8. Posted by BTinSF

    I like the inside where they clearly spent more money and attention. The outside of the main house is an eyesore though the cottage out back is fine. I wish somebody had interviewed the neighbors on this one–I bet they really hate the main house.

  9. Posted by Faceword

    If these two buildings are sold to separate buyers, would it be as TICs? Or would there be a lot split? (Is that even possible?).

    To all the people hating on the street facing exterior – at least it’s better than it looked before the renovation.

  10. Posted by noemom

    I would say it is “cleaner” looking than the previous building, but they did nothing to even attempt to uncover or rediscover the original lines of the house as they could have easily done. It is as though they just slapped a new bunch of stucco on and called it modern. I think they could have made an attempt to mimic the buildings on either side out of respect for San Francisco’s architectural heritage at this particular site…especially given the context. But it will be fascinating to see how much money it gets, because if this sells at asking or over asking as has been happening, then all bets are off for the next year…..I think they have asked too much, but we’ll see….

  11. Posted by RonMonster

    I think the cottage was done better than the main house, but to each their own. Personally, I’d want at least a half gate at the street entrance to deter dubious passer byers. Nice staging w. the scooter.

    • Posted by soccermom

      Did anyone else have that moment where you’re like:

      “Okay, Noe Valley, nice remodel, single family home 2 bed/2 bath, 1.6mm… seems reasonable I guess. Wait.

      1.6 million dollars for a granny unit cottage with no garage, no parking, no street frontage, essentially a studio apartment of common space and a shared outdoor space. HOLY JIMMY THIS IS OVERPRICED”

      Also, chutzpah points for ‘Vespa Parking Pad’ on the cottage floorplan. Are we laughing or crying at that part?

      Good luck to the sellers, of course. I do not hate the players, I just think the game is a little silly at these valuations. Good on ya.

      • Posted by EBGuy

        One mans interior lot is another mans quiet refuge surrounded by vegetation and isolated from street sounds. And for the record, the interior cottage lot (2883 sq.ft.) is larger than the main house lot (2108 sq.ft). The sidewalk to the back lot is not an easement; it is owned by 212A Chattanooga. I do agree it’s somewhat constraining as your “car” cannot be more than 3 feet wide. There is no shared space.

  12. Posted by JB

    i love how everyone is so touchy about keeping it as it ‘victorian’… I went to see this place when i was house hunting a couple years back, it had something like $50k of pest work, the backyard was so overgrown that you couldnt even see the second property the stench was horrific. I remember walking out and warning a young family not to enter as it appeared to be a danger zone. Cities evolve, they grow, they change. Please try and find a person who wants to spend over $2m on a dated, non-functional floor plan and property. get a grip people, embrace change!

    • Posted by JB

      but i do have to add, for $2.5m i wouldnt really want someone living in my backyard

      • Posted by DanRH

        Agree 100% with your comments.
        Also, agree – even if you bought both, it seems like your neighbors are looking right down into you. Not a problem for normal prices, but at this price i’d think that’s an issue…

  13. Posted by anun

    I’m guessing someone with a ton of cash will buy both. Who would spend 1.5 mil to live in a backyard shack? Who would spend 2.5 mil to have people living in their backyard? Take off 200k to buy the package and call it a day. New owners can let their newly graduated unemployed kid live in the backyard.

  14. Posted by jack

    212 sold for $2.495 million and 212A $1.695 million.

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