CATEGORY ARCHIVE: Fixtures & Furnishings
December 5, 2013
Opened Up Then Divided, And Fired Up Inside And Out
While the living area has been opened up, the front bedroom of the top-floor Noe condo at 142 27th Street has been divided in order to create space for a nursery (click triptych to enlarge).
And on a chilly morning following a chilly eve, our attention is divided between the wood burning fireplace in the living room and the built-in fire pit out back:
∙ Listing: 142 27th Street #A (2/1) 1,300 sqft - $879,000 [Coldwell Banker]
November 26, 2013
Seeing Red And Green At 285 San Anselmo Avenue
Sitting on a near half-acre lot, the 6,700 square foot St. Francis Wood home at 285 San Anselmo Avenue was originally designed by Samuel Lightner Hyman and Abraham Appleton.
The interior, however, has since undergone a contemporary remodeling, including a modern high-end kitchen finished with white Zodiaq quartz counters and Spanish red Poggenpohl cabinetry:
With five bedrooms and six baths across two floors and a paved eight car "motorcourt" which ends at a three car garage, the property is now on the market for $6,850,000.
∙ Listing: 285 San Anselmo Avenue (5/6) 6,700 sqft - $6,850,000 [285sananselmo.com]
September 4, 2013
A Rather Great Room And Terrace With Even Greater Views
A keyed elevator opens directly into the great room of the 1,782 square foot Nob Hill condo, the eastern wall of which opens to a private terrace with big San Francisco views.
Inside, the master suite of 30 Miller Place #1 is decked out with a wall of Poliform wardrobes and opens to a master bathroom lined with floor-to-ceiling stone (as is bathroom number two):
Purchased for $975,000 a decade ago and then remodeled, the designer two-bedroom is back on the market and listed for $1,998,000 with offers to be reviewed on September 16 at noon.
∙ Listing: 30 Miller Place #1 (2/2) 1,782 sqft - $1,998,000 [schumacherproperties.com]
July 9, 2013
Big Swinging In Sausalito With A Sandbox For The Adults
Featured on the American Institute of Architects 2012 tour of Marin homes, while 525 Bridegeway hasn’t yet been listed, the modern three-level home is about to hit the market over in Sausalito.
The open first floor features a living room with floor-to-ceiling windows, access to the south facing patio with grill and hot tub, and a high-end kitchen outfitted with concrete countertops.
Atop the second level with two bedrooms and two en-suite baths, the top-floor master suite features a wall of retractable glass overlooking the Sausalito and San Francisco Bay.
And through the swank master bath, there's a private sandbox "beach" and deck:
May 23, 2013
Miraloma Park Remodeled, Reviewed, And Record In The Works?
Purchased for $890,000 six months ago having been listed as a fixer for $895,000 with four bedrooms and 2,332 square feet, the Miraloma Park home at 535 Teresita Boulevard has returned to the market as a renovated five-bedroom home with 3,184 square feet.
A few pros, cons, and "eye catchers" for the property by way of a plugged-in Miraloma Park homeowner who has taken a tour and is keeping a close eye on the listing:
Pros: Newly renovated; 5 bedrooms, some en-suite; large family room; good for entertaining with easy access to level back yard; attractive landscaping; close to transportation – freeways and public transit; decent Bay and downtown views.
Cons: Relatively small kitchen, bedrooms, living room and dining room for a five-bedroom home; limited storage in the kitchen and one-car garage; questionable remodeling choices (vinyl windows, front steps, cable deck railing on a Tudor House); busy street.
Eye Catchers (flashy, but only an asset if they are what you are looking for): Pot filler over the stove; wet bar and "wine cellar."
The most expensive Miraloma Park home sale to date is 321 Marietta Drive which sold for $1,488,000 in early 2009 with five bedrooms and 4,170 square feet. The asking price for the remodeled 535 Teresita Boulevard is $1,699,000.
And of course, as 535 Teresita looked before the remodel:
∙ Listing: 535 Teresita Boulevard (5/4.5) - $1,699,000 [535teresita.com]
May 21, 2013
Before And After And Back On The Market In Mission Dolores
Purchased for $1,400,000 seven months ago, the appliances within 3650 20th Street’s kitchen have since been upgraded with a better class of stainless steel, a proper hood has been installed over the stove, and the cabinets have been painted.
The living room nook which had been listed as "an open bar area for cocktails...an office or child's play area" (priorities people, priorities) is now outfitted with a dining room table.
And the four-bedroom Mission Dolores condo is now back on the market for $1,495,000.
∙ Listing: 3650 20th Street (4/2) 1,987 sqft - $1,495,000 [via Redfin]
May 17, 2013
Cottage Charm In The City Listed For Under Four Hundred Grand
Set back from the street behind a flowering garden, we’ll agree. What the one-bedroom Bernal cottage at 129 Ellert Street might lack in terms of space, it makes up for in charm:
It’s already a good use of existing space, but there’s room for improvement as well.
Listed for $399,000, the cottage at 129 Ellert is one-half of a two-unit TIC.
∙ Listing: 129 Ellert Street (1/1) - $399,000 (TIC) [cbrb.com]
May 1, 2013
The Contemporary Story And Stories Behind 33 Valley's Old Facade
Purchased as a vacant two-unit building for $810,000 in 2010 with 1,936 listed square feet at the time, 33 Valley Street has just returned to the market as a "contemporary Noe residence" for $2,995,000 with 4,195 square feet and four floors behind the old façade.
The five bedroom count includes an in-law on the first floor, a bedroom on the second, and three on the fourth with a terrace off the master suite overlooking the street.
∙ Listing: 33 Valley (5/4.5) 4,195 sqft - $2,995,000 | Floor Plans [33valley.com]
∙ A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]
April 30, 2013
The House With A Conscience Returns
Fun to read all of your comments, I bought the house and am very happy.
For me it was the location (flat and close to 24th street, the gym/shopping) and the family friendly part that was the appeal. The Green part was nice but did not really register as all that significant.
I think the quality is beautiful and obviously love the lay out. Children can access the yard from the main floor of the house & that is very appealing. I have seen all of the houses mentioned on the blog but was really taken by this one.
The four-bedroom home has just returned to the market listed for $3,299,000.
We're still fans, especially of the indoor/outdoor living and deck action we noted before:
∙ Listing: 3961 25th Street (4/3.5) - $3,299,000 [3961-25thstreet.com]
∙ A Noe "House With A Conscience" (And Listing Lob): 3961 25th Street [SocketSite]
April 25, 2013
The Modern Home At 3577 Pacific Comes Bouncing Back
Today, the 4,264 square foot home returned to the market listed for $6,500,000 having been included on the AIA’s 2012 tour of modern San Francisco homes.
And yes, this is the one with the bathtub that's filled by way of a spigot on the ceiling:
∙ Listing: 3577 Pacific Avenue (5/4) 4,264 sqft - $6,500,000 [pacunion.com]
∙ 3577 Pacific: Inside Its Newly Contemporary Soul (And Market's Mind) [SocketSite]
∙ 3577 Pacific Recap: Withdrawn From MLS (But Sold Two Days Prior) [SocketSite]
April 10, 2013
Remodeled With Two Tons Of Rock And $400K Worth Of Steel Work
With two tons of river rock and $400,000 worth of fabricated steel and glass inside, the Olle Lundberg designed loft #T557 at the ClockTower (461 2nd Street) sold for $1,160,000 in early 2007 having been on the market for $1,195,000 at the time.
Listed for $1,399,000 two months ago and briefly in contract, the asking price for the 1,812 square foot loft with a Hobart in the kitchen has just been reduced to $1,349,000.
Purchased for $375,000 in 1995 prior to the Lundberg makeover, the redesigned loft first resold for $1,050,000 in September 2000 and then for $785,000 in August of 2002.
And yes, that's a custom fabricated pull-down bed behind the breakfast table above.
∙ Listing: 461 2nd Street #T557 (1/2) 1,812 sqft - $1,349,000 [clocktower557t.com]
∙ The ClockTower Lofts (461 2nd Street) [SocketSite]
∙ Lundberg, ClockTower, And Cocktails…Oh My! [SocketSite]
April 9, 2013
Additional Parking With The Flip (Of A Switch)
Purchased for $1,650,000 in September 2011, the Cow Hollow home at 3052 Octavia has undergone a "top-to-bottom renovation" including a new foundation, facade, and interior.
And with a car lift installed in the garage, the listing touts two to three parking spaces:
Now measuring 3,884 square feet, the property is back on the market for $3,999,000.
And speaking of measuring and two to three, you might want to measure twice, if not three times, before you flip that switch if you're rolling in a SUV.
∙ Listing: 3052 Octavia Street (4/5) 3,884 sqft - $3,999,000 [3052octavia.com]
April 4, 2013
Lighthouse Lofts Before And After
Speaking of long vacant buildings in the neighborhood, just down the street from the Hugo Hotel, the Lighthouse Building at the corner of Howard and Seventh was empty from 1982 to 1996 at which point it was rehabilitated and redeveloped as 22 loft condominiums.
Two of those original twenty-two units have since been combined to become the 2,400 square foot Lighthouse Lofts unit #201 with two bedrooms, two bathrooms, two parking spaces, and one new kitchen with an induction range and a new hood:
As the kitchen looked when the unit was purchased for $1,295,000 in March of 2007:
Having been remodeled, repainted and redecorated, 1097 Howard #201 has just returned to the market listed for $1,395,000.
∙ Listing: 1097 Howard #201 (2/2) 2,400 sqft - $1,395,000 [pacunion.com]
∙ The Lighthouse Lofts In General (1097 Howard), And #308 In Specific [SocketSite]
∙ Defenestration's Days Are Numbered [SocketSite]
March 28, 2013
Modernist Design And A Deconstructed Fireplace For $2,271 Per Foot
Originally designed by William Wurster and purchased in great shape for $4,700,000 in November of 2011, the Pacific Heights home at 2666 Broadway has been rebuilt over the past sixteen months and has just returned to the market touting "Modernist Design with Distinctive Artisan Finishes," priced at $11,250,000 ($2,271 per square foot).
The Oak floors were imported from Germany, the glass enclosed pantry features its own delicatessen refrigerator, and the top floor features a newly "deconstructed" fireplace:
And speaking of artisan finishes, other than the powder room which is walled in American Oak planks, the bathroom walls are finished in Tadelakt, a nearly waterproof lime plaster and the traditional coating of the hammams and bathrooms of the riads in Morocco.
UPDATE: The floor plans for the property, the "cottage" is above the garage:
∙ Listing: 2666 Broadway (4/4.5) 4,953 sqft - $11,250,000 [2666broadway.com]
March 22, 2013
Who’s Got Next?
Built in the 1900’s, the roof of the over 5,000 square foot Victorian at 2131 Divisadero was raised four feet in 2004, the interior remodeled and selectively restored in 2006.
The five-bedroom with a legal in-law below has just hit the market listed for $4,495,000.
And with a 4,928 square foot lot, there’s a lawn, patio with built-in BBQ, and a sports court outfitted with a hoop out back.
∙ Listing: 2131 Divisadero Street (5/4) - $4,495,000 [via Redfin]
March 7, 2013
Truly Gourmet And Rather Magnificent On Russian Hill
While words like "chefs" and "gourmet" and "magnificent" are all too liberally thrown about, there are times when a listing is actually understated.
Hidden behind its two car garage, 1050 Filbert was remodeled in 2004. And while neither "gourmet" nor "magnificent" are mentioned in its listing, they are deserved:
Credit Robert A.M. Stern Architects for the design and Ryan for the construction.
∙ Listing: 1050 Filbert (3/3.5) - $4,700,000 [1050filbert.com]
Flipping (Not Fixing) Over In Eureka Valley
Listed for $750,000 last June in need of some TLC but "not a fixer," the 1,142 square foot single-family home at 3917 18th Street sold for $900,000 last July.
Since power-washed and remodeled at an estimated cost of $91,000 per the permits (new fixtures, appliances, cabinets and furnace), the three bedroom home has just returned to the market as a "remodeled brown shingled Italianate home proudly situated in the Castro" for $1,095,000 and touting a "magnificent gourmet kitchen."
∙ Listing: 3917 18th Street (3/2) 1,142 sqft - $1,095,000 [via Redfin]
February 20, 2013
A Mediterranean Makeover And A New Electric Versus Gas Stove
Purchased for $1,995,000 in August of 2010 having sold for $2,000,000 in 2005, the Spanish Mediterranean bones of 49 Divisadero Street have since been made-over.
A bedroom and bath have been added, at least to the new listing for $2,750,000, and the existing baths were remodeled, the master of which features radiant heated floors.
As the kitchen looked before:
Perhaps it's time to revist our Gas Versus Electric In The Kitchen smackdown.
∙ Listing: 49 Divisadero (4/4) - $2,750,000 [zephyrsf.com]
∙ A SocketSite Smackdown: Gas Versus Electric In The Kitchen [SocketSite]
November 1, 2012
Lurking Behind This Larkin Street Penthouse Wall: The Office
Penthouse #6 atop the Russian Hill building at 2555 Larkin Street was purchased for $1,950,000 in 2002 in need of updating, and updated it was (click floor plan to enlarge).
In 2004, the two-bedroom returned to the market as the "ultimate luxury cooperative penthouse" following a down to the studs renovation (all new systems, interior walls and windows) led by designer Jeffry Weisman and sold for $3,100,000 in early 2005 with "the office" neatly hidden behind the bird's eye maple cabinetry off the kitchen:
The penthouse is back on the market and listed for $3,600,000 with 2,132 square feet.
∙ Listing: 2555 Larkin #6 (2/2.5) - $3,600,000 [russianhillviewpenthouse.com]
October 18, 2012
Fifty Shades Of Saitowitz Grey
While Saitowitz designed buildings, such as 1234 Howard Street, typically feature many shades of grey, reactions to Saitowitz's modern aesthetic tend to be black or white.
Purchased as new for $899,000 in 2007, the kitchen within 1234 Howard Street #1A4 was rebuilt with Bulthaup cabinetry and high-end appliances, a mid-five figure investment at least, if we’re not mistaken, so it's not going to be an "apples-to-apples" here:
The two-bedroom loft without doors between rooms, other than the bathrooms, is now back on the market and listed for $1,080,000. As we wrote in 2010 with respect to an apples-to-apples sale in the building: Design matters, whether you like it or not.
∙ Listing: 1234 Howard #1A4 (2/2) 1,295 sqft - $1,080,000 [sothebyshomes.com]
∙ 1234 Howard: The Budget To Build (Around $200 A Square Foot) [SocketSite]
∙ A Modern Apple At 1234 Howard Defies The Commodity Condo Trend [SocketSite]
July 27, 2012
Not Dueling But Dual Stoves (And Pot Fillers To Boot)
Purchased for $1,870,000 in 2007 but then remodeled and expanded by enclosing an existing porch, the Lower Pacific Heights property is now back on the market and seeking $2,995,000 or $894 per square foot.
UPDATE: Following our post the listed square footage was changed from 3,200 "per owner" to 3,350 square feet "per architect" which we have since incorporated above and below.
∙ Listing: 1703 Octavia (5/3.5) 3,350 sqft - $2,995,000 [octaviast.com]
∙ A SocketSite Smackdown: Gas Versus Electric In The Kitchen [SocketSite]
∙ A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]
∙ What’s Moving (Or Not) And For How Much (Or Little): Those That Sold [SocketSite]
June 14, 2012
A Buena Vista Party Pad (Panties Not Included)
Built in 2007 on a double lot, 15 Buena Vista Terrace measures over 7,000 square feet with four bedrooms, four and one-half baths and many modern finishes throughout.
Think Poggenpohl, Gaggenau and Carrara marble counters in the kitchen on the main floor with a 750 bottle wine cellar, gym and legitimate home theater two floors below.
And on the top floor, a 506 square foot "party room" and 567 square foot deck with views.
UPDATE/Editor's Note: Before sending us a nastygram with respect to our latest headline, please note it's Sixteen Candles on the screen in the theater as a reader points out.
April 10, 2012
At Least It's Not Mounted Over A Fireplace
As we wrote in 2006 with respect to the photo above, "While plasma screen televisions still manage to grab people’s attention, sometimes they do so for all the wrong reasons."
And while perhaps not quite as awkward, a reader wonders about what would appear to be a television mounted across from the bar at 42 August Alley, seemingly positioned to perfectly capture the full glare of the opposing window.
Once again, while not everybody picks substance over style, unless you’re running a sports bar, the ideal placement for a television is at eye level with the middle of the set.
UPDATE: Despite what would appear to be an insignia on the frame, we'll have to concur with the "it's not a television camp," at least with respect to 42 August. Our ideal television placement advice above, however, stands.
∙ How Not To Mount A Plasma Screen Television [SocketSite]
∙ Fewer Walls (And No Apples) At 42 August Alley [SocketSite]
∙ Videophiles Might Say Style Over Substance Clear As (481) Day [SocketSite]
April 6, 2012
3235 Pacific Ave: Purchased With A $20 Down Payment (In 1908)
With a Presidio Heights lot that was purchased with a $20 down payment in 1908, Edwin Stadtmuller and his wife Elisabeth hired architect William Knowles to build the two-bedroom home at 3235 Pacific Avenue which is now on the market for $4,200,000.
The original porch became the breakfast room, the coal scuttle became the garage. And from 2000 to 2006 the house was renovated and remodeled, including new custom cabinetry in the kitchen and the addition of an Amdega conservatory off the back.
While currently only two bedrooms, there’s roughly 3,000 square feet of living space. And of course, there are plans for a two bedroom expansion.
March 27, 2012
Waldo The Couch?
With the two-bedroom 301 Main Street #14D currently rented for $4,800 per month, we don’t know if it’s the $4,950 per month asking rent for a furnished one-bedroom at the Infinity, or the furnishings themselves, that elicited the "OMG" comment from a reader.
∙ To The Infinity And Beyond 2008? [SocketSite]
∙ $4950 / 1br - Fabulous Furished (sic) Pied-A-Terre @ The Infinity [craigslist.org]
March 14, 2012
Vanity, Pure And Simple
Sporting a big floor plan for a condo and some rather nice finishes, including a copper hood in the kitchen, it’s actually a fixture within 2253 Broderick that simply caught our eye.
∙ Listing: 2253 Broderick (4/3.5) 3,356 sqft - $2,795,000 [sfproperties.com]
March 6, 2012
An Ethereal Orlando Diaz-Azcuy Designed $3.2M One Bedroom
It’s not (yet) official inventory, but 1170 Sacramento #15A which was redesigned by Orlando Diaz-Azcuy with white Japanese crystallized glass floor tiles, white lacquered wood wall panels and highly polished Japanese steel is on the market for $3,200,000.
While the condo was redesigned as an "ethereal" white space one-bedroom, there is a deeded studio in the building for guests or staff as well (click floor plan to enlarge).
And yes, two car parking (and monthly HOA's of $3,025) to boot.
∙ Listing: 1170 Sacramento #15A (2/2.5) - $3,100,000 [sfproperties.com]
October 28, 2011
A 1920's Vintage With Legs
It’s a 1,760 square foot Westwood Park Tudor with some rather nice original woodwork at 825 Monterey Boulevard. And while we wouldn't oppose an updating of the vintage baths, and possibly a bit of the kitchen, please don't update the original stove.
Or better yet, do. But give us a call first. We'll come pick it up. No charge.
∙ Listing: 825 Monterey Boulevard (3/2) 1,760 sqft - $795,000 [Redfin]
October 11, 2011
Mad Men On Manzanita
In the words of a tipster with respect to 53 Manzanita over in Laurel Heights: "This is a time capsule of early 1950s…Mad Men without staging." Built in 1949 and occupied by the same family (and perhaps some of the same furnishings) ever since.
The current tax basis for the 2,739 square foot property? That would be $151,805 with a total tax bill of $1,672 last year. Assuming a sale around asking ($1,595,000), the property will generate roughly ten times the tax revenue for San Francisco next year.
∙ Listing: 53 Manzanita (3/3) 2,739 sqft - $1,595,000 [MLS]
A Repainted 300 Beale Street #406 Returns
Featuring fixtures and finishes by Boffi, Miele, Porro and Agape and listed for $1,595,000 in late 2008, in 2009 the list price for 300 Beale #406 had dropped to $1,395,000 and then to $1,299,000 before being withdrawn from the market at the end of that year.
∙ Listing: 300 Beale #406 (2/2) - $1,450,000 [300beale.com] [MLS]
∙ You’ve Seen Two, But You Haven’t Seen Them All: 300 Beale #406 [SocketSite]
∙ Three At Three Hundred Beale Priced At One Point Three (Nine Five) [SocketSite]
∙ Loft By Nature, Luxury By Design: Embarcadero Lofts (300 Beale) [SocketSite]
May 20, 2011
If You Missed It When New Take Two For 1438 Jackson
Purchased as new construction in 2008 for $1,500,000 ($1,222 per square foot per 2008 sales materials), listed for $1,629,000 nine months later but then withdrawn without a sale, 1438 Jackson is back on the market and listed for $1,585,000 ($1,292 per square).
Once again, high-end fixtures and finishes (Bulthaup, Miele, Subzero, Dornbracht, Lefroy Brooks, WET, Bonelli) throughout.
∙ Listing: 1438 Jackson (3/2.5) - $1,629,000 [via ziprealty.com]
∙ 1438 Jackson: If You Missed It When New (And Now That You Know) [SocketSite]
∙ From Rendering To Reality (And The MLS): 1446 Jackson Street [SocketSite]
March 7, 2011
25 McLea Court #A Returns
Sprinkled Flooded With Style
Looking a lot less stylish when purchased for $1,100,000 in July 2005, the two-bedroom McLea Sprinkler Factory condo #A at 25 McLea Court is back on the market in 2011 for the same price but with eighteen foot custom bookshelves, a high definition AV system with an eleven foot retractable screen, and a skylight that’s retractable as well.
Stairs from the mezzanine lead up exclusive-use roof deck overlooking the city. And as the unit looked in 2005:
∙ Listing: 25 McLea Court #A (2/2) 2,100 sqft - $1,100,000 [25mclea.com]
February 25, 2011
Saitwowitz’s Yerba Buena Lofts (855 Folsom) Showcase Unit Returns
One of twenty-one terrace units at the 200-unit Saitowitz designed Yerba Buena Lofts, one of fifteen with two full baths, 855 Folsom #539 was purchased new for $690,000 in 2002.
Customized with dual 18 foot motorized shades (including blackout), a Norbert Wangen designed Boffi K2 kitchen island (sans the mini-appliances), and sliding glass walls on either side of the lower bedroom, the 1,396 square foot unit with 500 square foot terrace is back on the market and listed for $995,000.
If you’re familiar with The Phaidon Atlas, this is the unit showcased for the development. And as a financial aside, word has it an adjacent unit was just leased for $4,200 a month.
Full Disclosure: The seller of 855 Folsom #539 advertises on SocketSite and provided a tour of the property and background information at our request, but no compensation, for this post.
January 13, 2011
Four Days Later And Another Nine Throne Cut For Albion Castle
∙ Albion Castle (881 Innes) Cuts To 151 Thrones [SocketSite]
∙ Care To Get Your Castle On? A Restored Albion Castle Returns [SocketSite]
∙ The Albion Castle’s $10,592 Throne [SocketSite]
The (Little Less) Plum 469 Clipper Gets Clipped (Price And DOM)
Borrowing from a tipster, 469 Clipper has returned to the MLS yesterday with a newly clipped list price (now asking $1,679,000), some newly painted bays, and an official "one" day on the market according to industry stats for the Noe Valley home.
Following a ground up renovation the rebuilt Victorian had returned to the market last August asking $2,299,000, was reduced a few times, and then withdrawn from the MLS in November last asking $1,849,000.
Now listed at 2,566 square feet, call it $654 per square foot at its current list price for the single-family home with "high ceilings, abundant natural light & high-end finishes."
And once again, as the then 1,983 square foot property looked in 2009 when purchased for $750,000 (and in 2008 when sold for $1,020,000):
∙ Listing: 469 Clipper (3/3.5) 2,566 sqft - $1,679,000 [MLS]
∙ From Apples-To-Apples To
An Orange A Plum: 469 Clipper Returns [SocketSite]
January 10, 2011
Albion Castle (881 Innes) Cuts To 151 Thrones
While the $10,592 throne is still in place and the listing continues to advertise "seller financing available," the asking price for the Albion Castle (881 Innes Avenue) has been reduced another $200,000 to $1,599,000 (151 thrones).
Once again, the seller is a mortgage banker who purchased the property at auction for $2,090,000 in 2005, remodeled and renovated (enter said throne), and then returned the castle to the market in late 2009 asking $2,950,000.
∙ Listing: 881 Innes Avenue (4/2) - $1,599,000 [MLS]
∙ The Albion Castle’s $10,592 Throne [SocketSite]
∙ Care To Get Your Castle On? A Restored Albion Castle Returns [SocketSite]
∙ Albion Castle Cuts $550,000 (19%), Now About That Karma... [SocketSite]
∙ Calling All Kings...Albion Castle Cuts Another $500,000 (21 percent) [SocketSite]
∙ Another Cut For Albion Castle (881 Innes Avenue) [SocketSite]
December 6, 2010
The Post-Litigation Oriental Warehouse Listing Parade Continues On
As plugged-in people know, the litigation that has been hanging over the Oriental Warehouse (650 Delancey) has recently been settled paving the way for a plurality of new listings, the latest of which is number 111 listed for $1,095,000.
Purchased for $995,000 in June 2005, the sale won’t be apples-to-apples as the 1,554 square foot two-bedroom loft has since undergone a "stunning remodel" which included "only the very finest of finishes" in the kitchen (Wolf stove and Advantium oven) and baths (slate, Toto toilets, and "low voltage warm floors w/ their own thermostat[s]").
Said kitchen before:
∙ Listing: 650 Delancey Street #111 (2/2) 1,554 sqft - $1.095,000 [MLS]
∙ The Clouds Have Almost Cleared From Over The Oriental Warehouse [SocketSite]
∙ The Oriental Warehouse (650 Delancey) [SocketSite]
October 29, 2010
1372 Union: Eight Years Later Its Penthouse Finally Pops Up
The plans to add a third story and terrace at 1372 union were first approved in 2002, renewed in 2007 (along with plans to excavate for a garage), and finished up this year.
Atop the building now sits a 3,200 (plus) square foot penthouse with framed bridge views and 800 square feet of outdoor space. Asking $3,295,000 as a TIC.
∙ Listing: 1372 Union Street (4/3.5) 3,200 sqft - $3,295,000 (TIC) [1372union.com] [MLS]
October 28, 2010
Before And After And Behind The Green Door Of 2140 Bush Street #3
The kitchen of 2140 Bush Street #3 before (above) and the kitchen after (below).
The living room before (above) and the living room after (below).
The price before (March 2007): $920,000. And the asking price after: $1,195,000.
August 31, 2010
The Ten Thousand Dollar (Plus) Toilet
August 27, 2010
The Albion Castle’s $10,592 Throne
Inspired by Dagobert, the last ruler of the 8th Century French Merovingian dynasty, this toilet will delight even the most jaded Royal. The musical chime "Le Bon Roi Dagobert" begins playing as the lid is raised. A tug on the pull chain activates the flush, accompanied by the ringing of a bell. Includes full set of accessories including candleholder and ashtray.
Priced at $10,592. And no, it's no August fools (but perhaps a jester or two).
July 2, 2010
Pommes Des Pommes (And A La Cornue) At 159 Cervantes
Purchased for $2,050,000 in June 2007 the single-family Marina home at 159 Cervantes is back on the market in 2010 asking $1,895,000 (8 percent less). We’re assuming the "Le Cornufe" highlighted in the listing is actually a La Cornue and not some knockoff.
April 23, 2010
A Princely "Rebirth" (And New Old Façade) For 2432 Pine
Remodeled, refaced, and "reborn" since its purchase for $1,300,000 in August 2007, 2432 Pine was a three bedroom and one and one-half bath home without parking at the time.
Now sporting a new facade with a new garage, a contemporary interior, and another full bath, they’re asking $2,095,000 in 2010. Make sure there’s no exclusions on the lighting.
Yes, we're digging on those Campbell’s "cans" (along with a few of the other fixtures).
UPDATE: Although we're still partial to our original "Mmm, Mmm Good" headline, we've switched to keep today's royalty theme alive (and at least one plugged-in reader entertained).
And wouldn't you know it, "Exclusions from the sale of the real property: hanging light fixtures in the living and dining areas." Yep, we've still got it.
April 19, 2010
Up, Out, And Fake Rocks Be Gone At 159 Downey
As the onetime dry rot and insect infected 159 Downey looked when purchased for $895,000 in August 2006 above. As the newly expanded (both horizontally and vertically), exterminated, remodeled and refaced single-family Victorian looks today:
Asking $2,295,000 in 2010. And besides the stomach saving vinyl-and-rock-ectomy out front, it was the La Cornue in the kitchen that caught our eye inside.
January 7, 2010
Murphy Bed 2.0 (Rodgers Architecture Style)
Okay, so in a little bit we're going to feature the full home (so stay tuned).
And to be honest, we’re not big fans of the Murphy bed per se.
But we have to admit, this solution for extra guests made us smile.
And considering the original Murphy Wall Bed Company started in San Francisco...
...it all seemed rather apropos.
UPDATE: Seeing as how a few readers just couldn't wait: 3975 19th Street.
∙ Murphy Bed Company: History [murphybedcompany.com]
∙ The Top Half Comes To Market Two Years Later (3975 19th Street) [SocketSite]
November 11, 2009
The Early (And Plugged-In) Bird Gets These Chairs (And Couch)
Once again we can’t vouch for the inventory or prices, but we can pass along the sale scoop: local staging company KAGdesigns is holding a warehouse sale this Saturday (11/14) from 11am to 2pm at 1777 Yosemite (cross of 3rd).
October 26, 2009
One Hawthorne: A Couple Of Renderings To Accompany Our Reality
Not a lot of new details yet, but at least one nice rendering of the 4,000 square foot rooftop terrace that will be. And perhaps a glimpse of what’s in the works for the kitchens.
September 30, 2009
If Only They Would Be Willing To Accept Virtual Mini-Dollars As Well
And while we applaud the "photo virtually staged" watermarks, we’re amazed at how much virtual furniture can fit in that real space: a couch with four armchairs and coffee table, a dinning room table for eight, and even a baby grand!
All in a twenty-five by thirty foot living room and kitchen with island? That’s incredible! Just ignore the original architects’ scaled drawing, perspective and floor plan.
∙ Listing: 301 Mission #40D (3/3) 1,952 sqft - $2,750,000 [ninahatvany.com] [MLS]
∙ The First Attempted Millennium
Flip Resale: 301 Mission #40D [SocketSite]
∙ Inside A Recently Staged 2006 Washington Number Four [SocketSite]
July 3, 2009
The Early (And Plugged-In) Bird Gets The Couch
Okay, so we know we’re not giving you much notice but it’s the scoop and best we can do. Today, July 3rd, one of the hipper staging companies in town (Green Couch) is holding a warehouse sale. 11am to 4pm at 744 Alabama.
No promises, but at the very least perhaps a chopped pillow or two…
June 18, 2009
The 2201 Baker Street Site Scoop: Full Gallery And Floor Plans Live
It features a fairly full gallery of pictures and floor plans (and that $7,100,000 price tag).
And yes, the grand grand opening was last night. It’s built for entertaining either en masse on the main floor and garden, or more intimately above (in the third floor family room and terrace) or below (where the sweet media room and glass enclosed wine cellar lie).
∙ Listing: 2201 Baker Street (7/9) - $7,100,000 [2201bakerst.com]
∙ An Eco-Friendly "Baker Acres" Prepares Its Return (2201 Baker) [SocketSite]
April 30, 2009
2009 Decorator Showcase (2830 Pacific) Opens Its Doors And Kimono
San Francisco's 2009 Decorator Showcase at 2830 Pacific simultaneously opened its doors this past weekend and hit the market this week. As a plugged-in reader noted, now listed at an official $12,900,000 and rather uniquely presented in all its design glory online.
If you like what you see, go see it for yourself and report back. It is a fundraiser after all.
UPDATE: According to a plugged-in tipster the property was being shopped at $15.5M about 6 months ago.
∙ Listing: 2830 Pacific (7/6) - $12,900,000 [sfproperties.com] [MLS]
∙ Another Ex-Decorator Showcase Is Officially Listed: 2500 Divisadero [SocketSite]
∙ Decorator Showcase Miss 2000 Officially Hits The Market On Broadway [SocketSite]
February 23, 2009
Grand Opening Liquidation Sale: Signs Of
The Times And SF Freeze?
A plugged-in tipster captures the seemingly oxymoronic "Grand Opening Liquidation Sale" sign adorning Bamboo Colony at the base of Potrero Hill. The tipster’s succinct subject line: “It's gonna be a deeeep freeze” [in San Francisco].
UPDATE: A plugged-in reader sets the record straight:
This is just a marketing gimmick. I live close by and I have gone to that store a few times (they carry some decent stuff) and asked about the sign and if they are closing shops. They aren't. They have been opened for a couple of months and they keep getting more furniture every time I go in. The sign has always been there.
As such we're scratching our "signs of the times" designation, but standing behind our tipster's first thought.
November 26, 2008
Warm Thoughts Of A Traditional Thanksgiving Dinner (2008 Edition)
We’re making it Thanksgiving time tradition: a recent reduction (listed on 11/06 for $1,175,000, reduced to $1,098,000 on 11/21) and a gorgeous old stove.
Here's to hoping your pantry is plentiful along with your family and friends. Safe travels if you are (traveling). And we'll see you next week.
∙ Listing: 956-958 Sanchez (4/2) - $1,098,000 [Virtual Tour] [MLS]
∙ Conjuring Up Warm Thoughts Of A Traditional Thanksgiving Dinner [SocketSite]
October 3, 2008
You’ve Seen Two, But You Haven’t Seen Them All: 300 Beale #406
∙ Listing: 300 Beale #406 (2/2) - $1,595,000 [MLS]
∙ Loft By Nature, Luxury By Design: Embarcadero Lofts (300 Beale) [SocketSite]
∙ You’ve Seen One, But You Haven’t Seen Them All: 300 Beale #613 [SocketSite]
October 1, 2008
945 Green #9: Eye Candy Abounds (Art, Design, Plan And Views)
945 Green Street #9 hit the market two weeks ago, but we’ve been saving the eye candy for an appropriate time.
While there aren’t a ton of photos (and we’ll just ignore the duplicates), we like what we see. And that goes doubly so for the collection of art and views (and floor plan to peruse).
∙ Listing: 945 Green #9 (4/5.5) - $6,700,000 [MLS]
September 17, 2008
WYSIWYG And Coming Soon: 200 Brannan #506
While “are they marketing the home or the furnishings?” is an oft asked question, in this case the answer is yes. Or rather, soon to be asking $1,600,000 fully furnished (by the owners, not staged), art and all.
One bedroom, one and one-half baths, two parking spaces (tandem). One thousand one hundred and twenty-five square feet on the penthouse floor of 200 Brannan. And bonus points (but not necessarily any discount) for naming any of the pieces (furniture or art).
∙ Listing: 200 Brannan #506 (1/1.5) 1,125 square feet - $1,600,000 [MLS]
May 13, 2008
Window Coverings: Can You Beat The Heat And Help A Reader Out?
∙ Comment: Quite Literally At The Beacon [SocketSite]
∙ Bank Owned (With Big Windows) At The Beacon: 260 King #957 [SocketSite]
February 4, 2008
Infinity Update: Closings, Move-Ins And Even Kitchen Cabinetry
We’re still working on an “official” update with regard to Infinity closings and move-ins, but a plugged-in reader and uberexcited contract holder swings by the building and reports:
Update on closing dates...We just went by the building...the lobby is pretty much up and running, just needs furniture. There are now doormen at the front desk. We spoke with one of them briefly and he said the first move in will be this coming Monday [2/4]. I was a bit uncertain of this as I thought they were still waiting for the final "white paper" from the CA Dept of Real Estate.
We're now scheduled for a walk through mid February with an end of Feb. close...can hardly wait.
Also, if you've not been to the Studio Becker showroom (8th and Townsend), I'd encourage you to do so. They can help you with adding additional storage in the kitchen (e.g. adding to the island, converting the upper [cabinetry] to fully functional storage versus closed/fixed fronts, etc.) The team there is outstanding.
December 27, 2007
Now Would That Be A Pre Or Post Prison Martha Stewart Design?
We know, we know, not everyone is in the market for an eleven million dollar Belvedere "compound." So how about a more modest $5,600,000 waterfront Belvedere home "personally designed by Martha Stewart, a friend of the current owner in the style of a 'Luxury loft'" with a "gourmet kitchen personally designed by chef Michael Chiarello?"
And as if those two aren't names enough: "For the full price, seller will consider including the furniture including Dakota Jackson and Holly Hunt designer items from Randolph and Hein and Kneedler Faucher, custom built Honduras mahogany dining table and Parisi Chaise Lounge with Design Tex swayed fabric."
Oh, and the "beautiful mahogany used to build the dresser and bed in the master bedroom was originally earmarked to make Gibson guitar[s]."
∙ Listing: 57 West Shore Road, Belvedere (4/3.5) - $5,600,000 [Olivia Hsu Decker]
∙ Sitting On A Deck (Or A Dock) By The Bay: 210 Beach Road [SocketSite]
December 17, 2007
Change Of Heart, Cash Crunch, Or A Condo Sitter Gone Crazy?
If you happen to be out of town and recognize this kitchen as your own, you might want to touch base with your condo sitter (or perhaps the police) posthaste. For it’s a plugged-in tipster that finds the following on Craigslist:
I have a modern kitchen by Pedini for sale. With the appliance I paid apx $55,000 for it….Its current installed in my condo. It was never used….You have to take out and install it your self. Includes all the appliances….Im located in off Vanness. Send me your offers. Please no under bidders I need it. sold asap.
We’re still working on making sense of it all (let us know if you figure it out). And perhaps there’s a much simpler explanation to be had (and let us know if you get it).
∙ Modern Kicthen [sic] By Pedini [Craigslist]
November 28, 2007
And Sometimes It’s Simply The Sinks (65 Caselli Avenue)
It’s hard to tell if the quick price reduction ($295,001 or 12.9% after twenty days on the market) has more to do with marketing or the “motivated seller!” Regardless, it’s actually the bathroom sinks that first caught our attention. Now if only we could figure out where to keep our toothbrushes and toothpaste (without messing up the aesthetic).
∙ Listing: 65 Caselli Avenue (3/4) - $1,999,999 [MLS]
November 21, 2007
Conjuring Up Warm Thoughts Of A Traditional Thanksgiving Dinner
It wasn’t the quick $130,000 price reduction (after less than a week on the market), or even the Los Gatos broker’s pre-reduction note (“fixup cost $250,000.00 Possible resale value would be $1,700,000.00”) which caught our attention.
No, it was simply the vintage Wedgewood stove which conjured up warm thoughts of a traditional Thanksgiving dinner. And of which we can't stop thinking (and counting down).
UPDATE: And yes, since publishing this morning (and after two weeks on the market) the broker's statements about "fixup cost" and "possible resale value" have been removed from the online property description.
October 24, 2007
One Of Four Little Donald MacDonald Urban Townhouses On Hermann
398 Hermann is one of four little (800 square feet each) urban townhouses designed by architect Donald MacDonald in 1983 with two full bedrooms (and one bath) down, and a single great room (combined living/dining/kitchen) up.
It offers a one car parking pad (downside: it’s uncovered; upside: it doesn’t eat into the living space like at 390 Hermann). And it’s cater-corner to Duboce Park (which we happen to think is a good thing).
We’ll note that 396 Hermann (the yellow one) sold for $749,000 in March, while 390 Hermann (the brown one) was last on the market for $699,000 in September (and sold for $650,000). And no, we haven't had any experience with Liebherr refrigerators. Readers?
September 14, 2007
The SocketSite Scoop On 67-69 Belcher (As Promised)
Born a furniture warehouse, 67-69 Belcher was destined to be demolished and redeveloped (into condos) in the early 1980’s. Instead, artist Spaulding Taylor and partner acquired the Duboce Triangle property converting half into a one of kind residence designed by architect Ira Kurlander and Johnathan Straley (67 Belcher), and the other half into 10,000+ square feet of gallery space and art studios (69 Belcher).
The residence consists of over 4,000 square feet of interior living space; an additional 1,400 square feet of outdoor courtyards, gardens and terraces; and a 2,900 square foot private art studio (which can be accessed through a hidden door in the walk-though master closet). Ceiling height reaches to 22 feet in the main room and a wall of windows and glass doors floods the space with natural light. And while technically a two bedroom, for all intents and purposes it’s one dramatic master loft with a guest suite (including full bathroom, fireplace, and garden) and office (with Moorish courtyard) to the side.
The modern concrete, steel and wood kitchen (with two ranges, ovens, dishwashers and sinks) stands the test of time (although we’d expect a buyer to replace the "retro" appliances post haste). And the Taylor designed table on wheels (which we’ll assume is part of the offering) can be split in two and each half independently raised or lowered.
And of course, there’s that master bathroom which features a pair of nickel silver basins set in slab of green glass and supported by stainless steel piping; a skylight, and two open showers in a room that doesn’t matter what gets wet (“walls are coated with a pristine white waterproof epoxy and the floors with Deco-Rez, an epoxy and sand mix”).
And while very few will be able to afford it (asking $6,900,000), as least you get to know what's behind those ivy covered walls. And perhaps you'll find some inspiration for a project of your own.
∙ Listing: 67-69 Belcher (2/3 + Gallery/Studios) - $6,900,000 [67Belcherst.com] [MLS]
∙ Coming Soon: Another One Of A Kind Property In San Francisco [SocketSite]
∙ Belcher Studios Gallery [69 Belcher]
July 26, 2007
You Had Us At Heated Granite Floors (And We're Not Granite People)
The little (and not so little) things that caught our eye at 801 Teresita: heated granite floors, a Duravit sink, Axor fixtures and skylight in the bathroom; Scavolini, Sub-Zero, DCS and (two more) skylights in the kitchen; a landscaped backyard (which the master bedroom overlooks); and a corner lot. And yes, even that nice new garage door.
UPDATE (9/7): Closed escrow on 8/29/07 for $950,000 (6.1% over asking).
∙ Listing: 801 Teresita Boulevard (2/1) - $895,000 [MLS]
July 24, 2007
Nevermind The Condos, I Really Want That Table On Townsend
From a comment on yesterday’s piece concerning 310 Townsend: “On a side note, does anyone know where I can find the dining table pictured?” The readers nailed it when it came to the barstools, but can they do it again with something slightly larger like a table? We have faith.
∙ The House Is Great (But I Really Want Those Barstools) [SocketSite]
∙ 310 Townsend: Additional Evidence Of Price Reductions [SocketSite]
May 11, 2007
No Real Story (We Just Liked The Stove)
April 23, 2007
The House Is Great (But I Really Want Those Barstools)
One plugged-in reader pursues the listing for 267-271 Filbert and likes what he sees in the property (quite literally). Leave it up to the SocketSite community to not only answer his question (“Where did you get the bar stools in the picture of the kitchen?”) but to provide a value alternative as well. We’re as proud as new parents.
∙ If Only We Weren’t Garage People [SocketSite]
April 6, 2007
Readers Put SocketSite’s Real Estate Forums To Work
One reader gets recommendations for where to buy furniture for small spaces, another solicits thoughts about moving to the Inner Sunset , and another is still looking for insight into whether a building will survive the Bay Bridge reconstruction. And as was certain to happen, yet another discovers the polling function (above).
∙ Where to buy furniture for small spaces [SocketSite Forums]
∙ Moving to the Inner Sunset (from SOMA/Potrero) - thoughts? [SocketSite Forums]
∙ Building demo at bay bridge western approach? [SocketSite Forums]
∙ The Infinity VS The OneRincon [SocketSite Forums]
March 7, 2007
Yes, You Can Ask: $1,095,000
Speaking of designer transformations, the interior of 238 24th Avenue was transformed by Jay Jeffers for the owner of Spa Radiance. And while it’s not really our color palate, or even style, we do love the windows and open layout. And yes, you can ask: $1,095,000.
November 13, 2006
How Not To Mount A Plasma Screen Television
While plasma screen televisions still manage to grab people’s attention, sometimes they do so for all the wrong reasons…
∙ Listing: 3459 26th (3/2) - $1,000,000 [3459twentysixth.com]
October 9, 2006
V Is For Valet (And Ventless)
We have to admit, this one caught us by surprise, but valets and ventless dryers dominated the discussion surrounding our latest update on One Rincon Hill (with nary a mention of the 43+ unsold units). We only mention it in case you’re interested in either “V” (but not necessarily One Rincon Hill).
∙ One Rincon Hill’s Fall Newsletter And Update [SocketSite]
October 3, 2006
It’s All About The Kitchen
We’re not really sure who was doing the voting, or if we would agree, but according to the listing for 1774 Beach, its “cooks kitchen [was] voted one of the best kitchens in the U.S. for 2005.” And while that might be a bit of a stretch, we have to admit it looks rather nice.
And of course it just begs the question: what other current listings represent “the best kitchens” in San Francisco?
∙ 1774 Beach (2/2) - $1,345,000 [Coldwell Banker via Pacific Union]
September 18, 2006
A Possibility In Potrero?
While le blog exuberance applauds the exterior, we’re quite impressed with what’s inside 2130b 24th Street (at least based on the pictures). The South facing lower level condo is three bedrooms and two baths over 1,500 square feet; has a kitchen outfitted with “Bosch Appliances & Scavolini Cabinets” and bathrooms finished with “Carrera Marble, Italian Porcelain Tile & Fossilized Limestone Baths;” and is priced under a million ($979,000).
We’ll reserve our final judgment until we’ve had a chance to do a walk-through (and check out the block), but so far we do like what we see. (And can't help but wonder about 2130a...)
UPDATE (9/19): Two thumbs up. It’s actually a great block, and the quality of finish and design was even better than expected. On the flip side, it's not quite as “light filled” as we had hoped (but then again we’ve got ridiculously high standards), and although quaint, do keep in mind that cobblestone streets tend to generate more street noise. And of course, the inside scoop: the upstairs unit (2130a) will most likely hit the market in a couple of months (~1,800 sqft and views).
June 14, 2006
Design Within Reach Warehouse Sale (6/16 – 6/18)
Looking to fill that new Rincon/Transbay condo? A fan of the modern aesthetic? You might want to check out the Design Within Reach Warehouse Sale this weekend in Union City (2801 Faber Street).
June 6, 2006
Forget The Sheets, We Want The Hinges
Williams-Sonoma Home is now open in the Stanford Shopping Center and peddling 990 thread-count sheets, $800 per setting silverware, and custom upholstered furniture in 45 days. And yet somehow we found ourselves fixating more on the fixtures and finish of the store (love the hardware on the front door) than the actual wares inside. But hey, that’s just us.