CATEGORY ARCHIVE: Listings (for sale)

April 18, 2014

With Easter Egg Hunts And Putt-ering In Mind: A Woodside Estate

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If you've come to the realization that your annual Easter egg hunt is about to outgrow your backyard and you're looking for a "little" more space or retreat, perhaps you'd be interested in perusing (or putt-ering around) 437 Whiskey Hill Road.

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The seven-acre Woodside estate was first listed for sale at $17,500,000 in 2011. Reduced to $15,995,000 in 2012 and then to $14,800,000 in 2013, the property was withdrawn from the MLS this past August. And the property was just relisted for $15,900,000.

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If the main residence is enough for you, we'd be happy to take one of the two cottages off your hands for weekend use. But we are going to want a pass for the pool as well.

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∙ Listing: 437 Whisky Hill Road, Woodside (6/5.5) - $15,900,000 [sothebyshomes.com]

Posted by socketadmin at 1:15 PM | Permalink | Comments (1) | (email story)

A Blast From The Past And Back To The Future On Portola Drive

1365 Portola Drive Before

Foreclosed upon in 2010 with $1,795,000 in mortgage debt then owed and resold for $1,180,000 in 2011, the Saint Francis Woods border home at 1365 Portola Drive was refaced, renovated and returned to the market in July of 2012 listed for $1,998,000.

1365 Portola Drive 2012

Having failed to sell, the listing for 1365 Portola was withdrawn in early 2013. And today, the 3,307 square foot home is back on the market and listed for $1,990,000.

Posted by socketadmin at 11:00 AM | Permalink | Comments (12) | (email story)

April 15, 2014

Modern Noe Valley SteelHouses Hit The Market

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Two free standing houses on one lot, the modern and efficient SteelHouse1 and Steelhouse2 at 1318-1320 Church Street have just hit the market listed as condos, separated by a common courtyard and priced at $1,750,000 apiece.

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Designed by Zack/de Vito Architecture, the front three-bedroom building is sheathed in corten steel which is slowly settling into its rust color patina; the rear three-bedroom is equally modern; and the interiors of both are open and loaded with custom steel, glass and wood detailing:

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In the words of the architect (with whom there will be an open house this Thursday), "the unapologetic modern design is planned for maximum spatial efficiency with unsurpassed attention to detail and craft, expressing [the] handmade quality at every turn."

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∙ Listing: 1318-1320 Church Street (3/2 + 3/3) - $1,750,000 (each) [steelhouse1and2.com]

Posted by socketadmin at 7:30 AM | Permalink | Comments (23) | (email story)

April 8, 2014

A Quick $500,000 Cut For The Postcard Row Home On The Corner

722 Steiner (www.SocketSite.com)

Having returned to the market three weeks ago listed for $4,000,000, a dollar more than the price at which it was listed in early 2010, the list price for the corner Postcard Row home at 722 Steiner Street has just been reduced by $500,000 (12 percent).

Posted by socketadmin at 9:45 AM | Permalink | (email story)

April 4, 2014

Living Large At The Hermitage Atop Russian Hill

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The largest of seven condos within The Hermitage at 1020 Vallejo Street atop Russian Hill, the 3,100 square foot unit number two is configured with two bedroom suites, two balconies and two fireplaces (not to mention two side by side deeded parking spaces).

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The classic Esherick, Homsey, Dodge, and Davis design features generous proportions:

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And of course, big San Francisco views.

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∙ Listing: 1020 Vallejo Street #2 (2/2.5) 3,144 sqft - $5,399,000 [1020vallejo2com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

April 1, 2014

A Modern Potrero Hill Makeover, Floor Plan, And Views

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Having just finished up a modern makeover and expansion, the Potrero Hill home at 772 Wisconsin is back on the market with 3,255 square feet of living space, including an open floor plan, big views, and dual decks with walls of windows on the top floor.

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The kitchen overlooks the rear patio and garden...

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As does the master suite on the middle floor:

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∙ Listing: 772 Wisconsin (4/3.5) 3,255 sqft - $3,395,000 | Floor Plans [772wisconsin.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (10) | (email story)

March 26, 2014

Before And After On The 25th Floor Of The St. Regis

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Purchased for $1,930,000 in January of 2013 having traded for $2,100,000 in July of 2008, the 1,527 square foot St. Regis condo #25F has since been completely remodeled.

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And the wall between the living room and second bedroom has been removed to open up the space, replaced with a sliding pocket wall for when a second bedroom is needed:

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The kitchen before:

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The kitchen after:

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And the new master bath:

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∙ Listing: 188 Minna #25F (2/2.5) 1,527 sqft - $3,850,000 [stregis25f.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (10) | (email story)

March 24, 2014

Purchased For 37 Percent Less, Listed For 74 Percent More

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The 475-square-foot "junior one bedroom" condo #629 at 177 Townsend Street was purchased for $466,000 in August of 2007. It resold for $295,000 in November of 2011.

With "over 35K" since invested in the unit, including new floors and refinished cabinetry, the South Beach condo with parking is back on the market and listed for $550,000.

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Call it a 37 percent decline in value for the condo from 2007 to 2011, and a 74 percent gain in value for the condo from 2011 to 2014 if it sells at asking, a gain which would include both market appreciation as well as the investment in - and returns from - remodeling.

∙ Listing: 177 Townsend Street #629 (0/1) 475 sqft - $550,000 [Redfin]

Posted by socketadmin at 10:45 AM | Permalink | Comments (0) | (email story)

March 20, 2014

The Descendant's In Presidio Heights

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Built in 1936 with 3,940 square feet of finished space per tax records, the Presidio Heights home at 3867 Jackson features a main floor of flowing rooms and gracious style.

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And there's room for improvement in the kitchen (and baths):

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Having been owned by a granddaughter of Herbert and May Fleishhacker who passed away last year, the home "has hosted many important National and International receptions including the current King of Sweden."

And having stayed within the family of Fleishhacker descendants, the property tax basis for the home is currently $237,294, which will be reassessed upon its sale.

∙ Listing: 3867 Jackson (6/4) - $4,250,000 | Floor Plans [sfproperties.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (19) | (email story)

March 19, 2014

Modern Noe Valley Cube House Hitting The Market For $4.5M

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The Edmonds + Lee Architects designed Cube House at 4318 26th Street hasn't yet been listed for sale, but it is about to hit the market for $4,500,000.

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From the architects and a peek inside the modern Noe Valley home:

Organized in a geometric-like composition, the new, 3-story home has a facade of cement-board panels with concealed attachments providing a modern, yet non-disruptive contrast with the surrounding urban context.

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Within the interior, a centralized, architectural stair serves as the connective tissue between the different levels and acts as an anchor around which the programmatic functions of the home are arranged.

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Loft-like living spaces with abundant access to natural light are placed on the upper floor to capture dramatic views and provide maximum privacy for the occupants inside.

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∙ Cube House: 4318 26th Street (4/4.5) - $4,500,000 | Floor Plans [cubehousesf.com]

Posted by socketadmin at 12:45 PM | Permalink | Comments (28) | (email story)

A Single-Family Arts & Crafts Fixer For Under $600K

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There are currently five single-family homes on the market in San Francisco's Crocker-Amazon neighborhood, all of which are listed for under $700,000, including 93 Morse, the three-bedroom Arts & Crafts fixer above which just hit the market listed for $549,000.

Posted by socketadmin at 9:00 AM | Permalink | Comments (35) | (email story)

March 18, 2014

Postcard Row Home Survives Another Threat, Back On The Market

722 Steiner (www.SocketSite.com)

San Francisco's Postcard Row was developed by Matthew Kavanaugh between 1892 and 1896, with the first house in the row at Steiner and Grove the developer’s own home.

Having survived the Great Quake, the 4,700-square-foot Victorian at 722 Steiner Street was slated for demolition in the 1970's but survived that threat as well and was restored.

Listed for sale in early 2010 asking $3,999,999, the property was reduced and relisted a number of times. Last listed for $2,950,000 at the end of 2010 and noting "Seller MUST sell, will consider all offers," the property was withdrawn from the market without a sale.

In default since early 2011 on a $1,740,000 mortgage from 2007 (hence the "Seller MUST sell, will consider all offers" at the end of 2010), the owner of 722 Steiner has survived three scheduled foreclosure auctions over the past three years, either by way of mutual agreement or bankruptcy filings.

And today, 722 Steiner Street is back on the market and listed for $4,000,000.

Posted by socketadmin at 2:00 PM | Permalink | Comments (13) | (email story)

March 17, 2014

Number Of Homes For Sale In SF Hits New Low, But Ticking Up

Having closed the gap in the fourth quarter of 2013, the number of single-family homes and condominiums listed for sale in San Francisco (389) is back to being lower on a year-over-year basis, down 21 percent and a new low in the absolute for the Ides of March.

In fact, the number of homes currently listed for sale in San Francisco is roughly a quarter the number which were listed at the same time in 2009 (1,648), the year in which spring inventory levels last peaked.

That being said, the number of new listings has outpaced the number of sales over the past two months, inventory levels are ticking up, and the number of new listings last week was nearly three times the number listed over the same week a year before. Inventory levels in San Francisco will typically build from the beginning of the year through June or July.

Posted by socketadmin at 12:30 PM | Permalink | Comments (13) | (email story)

342 Furnished Square Feet In San Francisco

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Measuring 342 square feet, the Nob Hill studio TIC number Two at 1615 Jones Street between Broadway and Pacific has just been listed for $385,000 or $1,126 per square foot.

The list price does, however, include all the furnishings. And according to the seller, "two corporate rental agencies have expressed interest in renting property for $3250 a month on renewable 3 month contracts."

We'll let you do the math and forecasting for month number four and one step beyond.

∙ Listing: 1615 Jones Street #2 (0/1) 342 sqft - $385,000 (TIC) [billwygant.com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (6) | (email story)

March 12, 2014

17 Acres Of Opportunity In San Francisco, And Then Some

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Back in 1940, four single-story industrial buildings were built upon 17 acres in west Bayview, a total of just under 450,000 square feet of building space which is currently 96 percent leased and bisected by I-280 in the southern part of San Francisco.

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On the market since the end of last year, the LaSalle Industrial Park represents the largest industrial redevelopment opportunity in San Francisco in over a decade.

Considering the site is zoned for development up to 65 feet in height, as is much of the surrounding area, one can’t help but wonder if the real opportunity, however, extends well beyond the site's redevelopment to a higher class of industrial use.

Posted by socketadmin at 4:15 PM | Permalink | Comments (19) | (email story)

March 5, 2014

A Peek Inside The $9.9M "Terra Rosa" Wine Country Compound

Designed to resemble an Italian hillside village, the 13,000 square foot "Terra Rosa" compound was built on seven acres overlooking the Petaluma Golf Club and finished with limestone floor pavers harvested from a French monastery while a modern Kevlar reinforced door keeps anyone and everything inside the wine cellar safe and secure.

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While not listed on the MLS, the property is on the market for $9,900,000 and plugged-in people can take a peek inside and around the village:

∙ Listing: Terra Rosa, Petaluma - $9,900,000 [terrarosasonoma.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (15) | (email story)

March 3, 2014

Two Ways Inside 65 Montclair: When One Elevator Just Won't Do

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Purchased for $7,300,000 in 2005, Craig and Maureen Sullivan's Russian Hill home at 65 Montclair Terrace is now on the market for $9,950,000 with big city views.

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In addition to the home's entrance and garage on Montclair, there's an entrance and garage on Chestnut Street as well, and of course a second elevator:

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And while not noted in the listing, according to tax records, the four-bedroom home which was designed by Gardner Dailey in 1938 measures just over 5,100 square feet inside.

∙ Listing: 65 Montclair Terrace (4/4.5) - $9,950,000 [65montclair.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (6) | (email story)

February 26, 2014

Apples To Apples And Peak To Peak?

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Purchased for $2,700,000 in August of 2007, the John Maniscalco designed home at 836 Alvarado is back on the market and listed for $2,599,000, a little under $800 per foot.

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The main level of the four-bedroom Noe Valley home features Avodire wood cabinets and accent walls, behind which a secondary staircase to the master suite is hidden.

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The kitchen is open to a family room which overlooks the yard designed by Paxton Gate:

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Keep in mind that Noe Valley home prices didn't actually peak until 2008, but the end of 2007 was pretty close. And if you think you know the Noe market, now's the time to tell.

∙ Listing: 836 Alvarado (4/3.5) 3,280 sqft - $2,599,000 [836alvarado.com]

Posted by socketadmin at 3:45 PM | Permalink | Comments (11) | (email story)

February 25, 2014

$2.4 Million For A Mission Dolores Diamond That's Still In The Rough

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Purchased as a "diamond in the rough" for $1,350,000 in November of 2012, plans to add 1,400 square feet of living space to the Mission Dolores home at 29 Dorland have since been approved, the permits have been issued and "the project is ready to go!"

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Now on the market and listed for $2,400,000, the project includes a garage for four cars with six bedrooms and three levels over the garage and an elevator connecting every floor.

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Not included in that $2.4 million list price, however, is the actual cost of construction. And yes, the first floor is one big great room as envisioned (click to enlarge):

∙ Listing: 29 Dorland "(6/3.5) 3,455 sqft" - $2,400,000 [Zephyr]

Posted by socketadmin at 1:45 PM | Permalink | Comments (51) | (email story)

February 21, 2014

Original Flair With Room(s) For Improvement, Olé!

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The Spanish Mediterranean home at 460 Pacheco was designed by Charles Strothoff and built in 1929. On the market for the first time in 45 years, hence the current tax assessed value of $113,652, the Forest Hill property on a large corner lot sports some rather fine original finishes and detailing, along with room(s) for improvement:

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∙ Listing: 460 Pacheco (3/3) 2,466 sqft - $1,595,000 [460pacheco.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (10) | (email story)

February 19, 2014

The Lange House (And Lot) Hits The Market In Cole Valley

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If you’ve ever coveted the large Cole Valley Victorian at the corner of Carl and Stanyan, now's your chance to act, or at the very least to take a peek inside.

Designed by Swedish architect August Nordin and constructed in 1912, the house at 199 Carl was built for the Lange family who were dairy farmers in the Haight-Ashbury.

With four floors of living space, parking for three cars, and a potentially sub-dividable lot along Stanyan Street, the property is now on the market and listed for $3,400,000.

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Posted by socketadmin at 5:00 PM | Permalink | Comments (12) | (email story)

February 12, 2014

Rebuilt With A Modern Layout Atop "Dolores Heights"

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The previously rundown Victorian at 290 Collingwood was purchased for $978,000 in June of 2012 and has since been rebuilt with an all-new lower level, three bedrooms on the top-floor and an open, "modern layout" in-between:

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Listed with 1,311 square feet in 2012, the rebuilt home is now back on the market and listed with four bedrooms and 2,848 square feet "atop Dolores Heights" for $2,699,000.

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∙ Listing: 290 Collingwood (4/3.5) 2,848 sqft - $2,699,000 [290collingwood.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (19) | (email story)

February 10, 2014

Apples-To-Apples Appreciation For A Remodeled Noe Home

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Purchased as a total fixer in need of everything for $759,000 in 2009, the 2,461 square foot Noe Valley home at 913 Alvarado was rebuilt, remodeled, and resold for $1,613,000 in March of 2011 having been listed for $1,685,000 in October of 2010.

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With no apparent major work having been done to the home since, the property has just been listed for $2,200,000 or $894 per square foot.

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A sale at asking would represent total appreciation of 36 percent for the home over the past three years or average annual appreciation of 10.9 percent, all on an apples-to-apples versus median basis.

∙ Listing: 913 Alvarado (4/3) 2,461 sqft - $2,200,000 [913alvarado.com]

Posted by socketadmin at 12:00 PM | Permalink | Comments (0) | (email story)

February 7, 2014

Charming 6,000 Square Foot Noe Home Hits The Market For $6.75M

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It was five months ago that we first reported that the modern 6,000 square foot Noe home at 625 Duncan might soon hit the market.

As we reported at the time, the sale "would appear to have been planned prior to last week's ruling against the owners who had requested the Discretionary Review to block the building of 645 Duncan as proposed, characterizing their request as a fight to preserve "the character and charm" of the neighborhood."

Yesterday, the rather spec-tacular house at 625 Duncan was listed for $6,750,000. The property was purchased by the former COO of MobiTV for $5,818,000 in 2008.

∙ Listing: 625 Duncan Street (4/5.5) 5,933 sqft - $6,750,000 [Paragon]
Buyers Of 6,000 Foot Home Now Fight To Preserve "Noe's Charm" [SocketSite]
Request "To Preserve Noe Valley's Character And Charm" Rejected [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (20) | (email story)

February 6, 2014

The Modern Noe Valley Market Since 2009, Apples-To-Apples Style

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As we wrote about the sale of the modern Noe home at 465 Hoffman in February 2011:

"Speaking of Noe Valley year-over-year, the sale of 465 Hoffman closed escrow Wednesday with a reported contract price of $2,850,000.
Call it $633 per listed square foot and a four percent ($120,000) drop in value over the past eleven months for the "exceptional showcase home architecturally designed & methodically built with gorgeous views!"
As plugged-in people might recall, the modern Noe home first hit the market in early 2009 listed for $3,900,000 and sold for $2,970,000 [in March of 2010]."

The modern 4,500 square foot home is now back on the market and listed for $3,795,000.

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A sale at asking would represent average annual appreciation of 10 percent over the past three years on an apples-to-apples basis. If you think you know Noe, it's time to tell.

∙ Listing: 465 Hoffman (4/4.5) 4,500 sqft - $3,795,000 [465hoffman.com]

Posted by socketadmin at 7:15 AM | Permalink | Comments (18) | (email story)

February 3, 2014

First Peek Inside The Modern Noe Valley Home At 630 27th Street

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Designed by John Maniscalco and built in 2003 on a double lot for the current owners, the modern Noe Valley home at 630 27th Street has just hit the market for the first time.

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Inspired by the iconic Case Study Houses, 630 27th Street features a bank of skylights and a glass bridge to help bring natural light into the middle of the home:

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With over 3,000 square feet across two levels, the property features four bedrooms, three full baths, a two car garage and two decks with panoramic downtown views.

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Ironically, the Case Study Houses were intended as models for inexpensive and efficient homes in response the housing boom in the United States at the end of World War II.

∙ Listing: 630 27th Street (4/3) - $3,095,000 [630-27thstreet.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (15) | (email story)

January 29, 2014

Twelve Months Later And Twice The Price In Pacific Heights

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With a bit of original period detailing having survived its recent renovation, including the refinished banister connecting the main and upper floors, the remodeled Pacific Heights home at 2775 Clay Street is back on the market for $5,395,000 having sold in semi-original condition for $2,700,000 in December of 2012 (click floor plan to enlarge).

Purchased with a three-car garage and an unwarranted in-law, the garage has been downsized to tandem with a new bedroom, bathroom and media room on the ground floor:

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Above, there's an all-new kitchen with a south facing NanaWall as well.

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∙ Listing: 2775 Clay Street (5/4.5) - $5,395,000 [2775claystreet.com]

Posted by socketadmin at 9:45 AM | Permalink | Comments (22) | (email story)

January 28, 2014

Secluded Stanyan Street (Steps) Home Is Listed Anew

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Abutting the Mt. Sutro Open Space Reserve, the only way to reach the Clarendon Heights home at 1335 Stanyan is by way of Clarendon and then down the Stanyan Street Steps.

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But once you reach the secluded home in the city which was designed by Lun Chan, you’ll find a light-filled open interior with an enclosed lap pool and views across Cole Valley.

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Not to mention a couple of rather nice little decks on which to relax after your trek:

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Listed for $3,498,000 this past July, reduced three times, and then withdrawn from the MLS in November, the 3,877 square foot home has been listed anew for $2,595,000, the same price at which it was last listed.

∙ Listing: 1335 Stanyan Street (5/3) 3,877 sqft - $2,595,000 [clarendon98point5.com]

Posted by socketadmin at 12:00 PM | Permalink | Comments (23) | (email story)

January 23, 2014

Inside A Bespoke Telegraph Hill Penthouse For $2,100 A Square Foot

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Purchased for $2,900,000 in 2010, the 2,955 square foot Telegraph Hill penthouse atop 1960 Grant Avenue has since been completely remodeled and is about to be listed for $6,250,000, or just over $2,100 per "bespoke" square foot.

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The new kitchen features imported walnut cabinets accented by slabs of Calacutto D’Oro marble. The custom hood of white Venetian plaster sits above an oversized Wolf Range. And the oval center island features storage, seating and an inset walnut chopping block while mirrored tile backsplashes project Bay views and light into the cooking space:

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The penthouse unit number seventeen is outfitted with three bedrooms, three and one-half baths, and seven outdoor terraces across three levels of living space.

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Full Disclosure: The listing agent for 1960 Grant Avenue #17 advertises on SocketSite but provided no compensation for this post.

∙ Listing: 1960 Grant Avenue #17 (3/3.5) 2,955 sqft - $6,250,000 [Sotheby’s]

Posted by socketadmin at 4:30 PM | Permalink | Comments (12) | (email story)

January 15, 2014

A Designer Noe Home Gets Its Due And Goes For $3.225 Million

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As we wrote about the Dumican Mosey Architects designed home above in December:

Listed for $3,400,000 on November 10 with "Offers Due" at 1pm on November 21, the high-end Noe Valley home at 1612 Church Street remains on the market and its list price has been reduced by 9 percent to $3,095,000. A new due date hasn't been listed for the home.

The sale of 1612 Church closed escrow today with a reported contract price of $3,225,000.

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Posted by socketadmin at 5:15 PM | Permalink | Comments (5) | (email story)

January 10, 2014

Anything But Cookie Cutter, So Will Granizo's Fish Get Fried?

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The remodeled interior behind the Victorian façade at 921 Alvarado is relatively subdued.

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And then there's the fish-themed tiled bathroom on the main floor, the work of Guillermo Wagner Granizo, a renowned ceramic-tile muralist who passed away in 1997:

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With the property on the market for $1,799,000 (which includes an in-law below and a two-bedroom cottage out back), will Granizo's work survive the sale or will this be it's final show?

∙ Listing: 921 Alvarado (6/4) 2,964 sqft - $1,799,000 [Redfin]

Posted by socketadmin at 1:30 PM | Permalink | Comments (20) | (email story)

January 9, 2014

Highlighting The Great Room Trend And Doubling Down In Potrero

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Purchased as a "classic" two-bedroom, one-bath home of 1,095 square feet with "separate living and dining rooms...and [a] bonus room downstairs" for $820,000 four months ago, 1422 Rhode Island is already back on the market for $1,495,000 as a "fully renovated 4 bed/3.5 bath beauty."

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A great room encompasses the living room, dining room, den and kitchen, "the highlight" of the now 2,250 square foot Potrero Hill home according to its listing.

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Two new bedrooms and baths have replaced the bonus room and a bit of the garage below.

∙ Listing: 1422 Rhode Island (4/3.5) 2,250 sqft - $1,495,000 [tppsf.com]

Posted by socketadmin at 8:45 AM | Permalink | Comments (40) | (email story)

January 8, 2014

Original Finishes With A Modern Kitchen And New Master Suite Flair

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Behind the barrel-fronted facade at 2200 Mariposa Street, the original wood finishes in the living room and adjoining, but separate, formal dining room have been beautifully restored.

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With a wall of black cabinetry, Alabaster accents, and sleek new counters, the modern kitchen might come as a surprise, either pleasant or not depending upon one's taste and style.

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And while the three bedrooms on the main-level of the Potrero Hill home maintain some period details and trim as well, the new master suite on the lower-level follows the modern aesthetic:

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∙ Listing: 2200 Mariposa (4/3) 2,175 sqft - $1,399,000 | Floor Plans [2200mariposa.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (17) | (email story)

January 6, 2014

Hidden In Plain Sight And Unlike Any Other In San Francisco

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Hidden behind the relatively unassuming façade of a former warehouse, the modern 5,000 square foot home at 421 Tehama Street is likely unlike any other space you've seen in San Francisco.

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The first-floor floor plan is open, yet compartmentalized:

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The second floor features two bedrooms, work spaces and a pod for laundry and a bath.

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The master suite on the third floor opens to a large roof deck.

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The master bath features a wall of glass, frosted for a bit of newly needed privacy.

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∙ Listing: 421 Tehama (3/2.5) 5,279 sqft - $3,000,000 [421tehama.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (43) | (email story)

January 2, 2014

A True Chef's Kitchen For $100,000 Less In The New Year

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Having been on the market for $1,995,000, the list price for celebrity chef Tyler Florence's Mill Valley cottage with a true chef’s kitchen has just been trimmed by $100,000 to $1,895,000.

Posted by socketadmin at 7:30 AM | Permalink | Comments (6) | (email story)

December 30, 2013

A Big End Of Year Sale In Premiere Pacific Heights

2666 Broadway

Listed for $11,250,000 this past March and reduced to $10,250,000 in September, the sale of the Pacific Heights home at 2666 Broadway "with Distinctive Artisan Finishes" closed escrow today with a reported contract price of $8,650,000 or roughly $1,750 a square foot.

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Originally designed by William Wurster and purchased in great condition by a New York based Internet entrepreneur for $4,700,000 in November 2011, the Pacific Heights home was rebuilt over the course of a year at an undisclosed cost of "about four times what [the buyer] was quoted."

Posted by socketadmin at 2:30 PM | Permalink | Comments (23) | (email story)

December 26, 2013

Rolling Out The Rolls To Move A Mansion By The End Of The Year

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Positioned as "a glamorous and fun incentive" for agents to move the Herbst Manor over the next couple of weeks, a plugged-in tipster reports that a restored 1962 Rolls Royce Silver Cloud II valued at $50,000 will be included as part of the sale if you're in contract to buy the Pacific Heights mansion by December 31 and close escrow by January 15, 2014.

Posted by socketadmin at 12:00 PM | Permalink | Comments (0) | (email story)

Another Year On The Market For The Madeover Herbst Manor

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A wealthy art collector from Philadelphia purchased the Pacific Heights lot at 2800 Pacific Avenue for $10 in 1899 and commissioned Ernest Coxhead to build a Georgian mansion upon the site for $12,854. In 1967, the 8,120-square-foot home was purchased by the late Adrian and Lee Herbst Gruhn and dubbed the Herbst Manor.

Put on the market for $12,500,000 in 2011 following Lee's passing in 2010, the mansion was relisted for $10,950,000 in 2012 and then again for $11,995,000 earlier this year following a Decorator Showcase makeover.

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Reduced to $9,650,000 in September, the price has since been cut to $8,900,000 for the Manor with six bedrooms and five bathrooms, including the master with a living green wall:

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∙ Listing: 2800 Pacific Avenue (6/5) - $8,900,000 [2800pacificavenue.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (4) | (email story)

December 23, 2013

Luxury Platinum Living In Noe Valley

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Purchased as an 810-square-foot Noe Valley fixer for $850,000 in 2011, an expansion of 4365 26th Street's main floor by 540 square feet and the addition an all-new 1,300 square foot second floor were approved for the home in 2012, a project which survived a Discretionary Review.

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Designed to be LEED Platinum certified, green features of the rebuilt home include 16 solar panels on the roof, a 1,000 gallon rainwater catchment system for irrigating the greens out back, and a reclaimed-wood floating staircase from a Warner Brother's warehouse inside.

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With four bedrooms on the new upper level, the main level has been opened-up and opens up to an outdoor kitchen, patio and the terraced edible garden (click the floor plans to enlarge):

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While not yet officially listed, the Noe home is now on the market for $3,995,000. And yes, the garage is wired for an electric vehicle charger should a new Tesla arrive tied with a bow.

∙ Listing: 4365 26th Street (4/3.5) - $3,995,000 | Floor Plan [noeleed.com]

Posted by socketadmin at 6:30 AM | Permalink | Comments (51) | (email story)

December 17, 2013

Chef Tyler Florence’s "Creek House" On The Menu In Mill Valley

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Celebrity chef Tyler Florence's cottage is on the market for $1,995,000 in Mill Valley.

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Originally constructed in 1926, the Cascade Drive "Creek House" has been renovated with designer finishes throughout, including a true chef’s kitchen with concrete and oyster shell counters; a butcher block insert for cutting; and Viking appliances (including a full-sized wine refrigerator).

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There's a Heath tile backsplash over the range and a Heath-tiled bathroom below:

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And yes, there is a garden for fresh vegetables (and a chicken coop) out back.

∙ Listing: 190 Cascade Drive, Mill Valley (5/2) 2,523 sqft - $1,995,000 [vintagecreekhouse.com]

Posted by socketadmin at 7:00 AM | Permalink | Comments (10) | (email story)

December 16, 2013

Rebuilt With An Abundance Of Contemporary Flair

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Listed for $1,425,000 last December with 1,630 square feet, three legal bedrooms, and an unwarranted in-law below, the Upper Noe home at 545 Valley sold for $1,350,000 in February.

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Since "stripped to the studs and rebuilt" with the facade above, 545 Valley Street is now back on the market and listed for $2,599,000 with a "reimagined floor plan to add over 1,000 square feet of living space," four bedrooms, and an abundance of contemporary flair throughout.

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The kitchen opens to a new deck off the rear. The floating staircase is lit by LEDs in the handrails and runs all the way to the roof and a deck that's accessed by way of a new hatch/skylight:

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∙ Listing: 545 Valley (4/3.5) - $2,599,000 [545valley.com]

Posted by socketadmin at 1:45 PM | Permalink | Comments (20) | (email story)

December 13, 2013

Despite The Boom, Foreclosures Are Still Happening In San Francisco

The Palms (555 4th Street)

In pre-foreclosure since 2009 when $14,047 past due on a $580,000 loan, the top-floor unit #927 at The Palms (555 4th Street) was finally foreclosed upon and taken back by the bank this past October with no bidders at $649,000 on the courthouse steps. The unit has been purchased for $725,000 in June of 2007 with 20 percent down.

Listed for $624,900 nine days ago, the bank is now accepting offers for the 699 square foot condo from those who are planning to use it as their primary residence. Offers will be accepted from investors or those looking for a second home if it hasn't moved in a week.

While there are no other units at The Palms currently in pre-foreclosure or scheduled for auction, there are 275 other properties in the current San Francisco foreclosure pipeline.

Posted by socketadmin at 12:00 PM | Permalink | Comments (22) | (email story)

December 11, 2013

Offer Date For High-End Noe Home Comes And Goes, Reduced

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Listed for $3,400,000 on November 10 with "Offers Due" at 1pm on November 21, the high-end Noe Valley home at 1612 Church Street remains on the market and its list price has been reduced by 9 percent to $3,095,000. A new due date hasn't been listed for the home.

Posted by socketadmin at 9:00 AM | Permalink | Comments (13) | (email story)

December 10, 2013

An Elegant Three-Bedroom Nob Hill Condo For $550 A Square Foot

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Listed for $1,449,000 two months ago, the asking price for the three-bedroom Nob Hill condo #106 at 850 Powell Street (a.k.a. The Francesca) has recently been reduced to $1,349,000.

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With a box beam ceiling in the dining room, a wood burning fireplace in the living room and a remodeled kitchen, the elegant 2,461 square foot unit is now priced at $548 per square foot.

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Not included in the list price, however, is parking in the building (which is leased and "available on a seniority basis") and HOA dues of $2,058.82 a month.

The condo was purchased for $587,000 in 1999 at which point the average 30-year mortgage rate was around 7 percent, a rate at which a $2,059 monthly payment would have serviced around $350,000 in debt versus closer to $550,000 at today’s 30-year rate.

∙ Listing: 850 Powell Street #106 (3/3) 2,461 sqft - $1,349,000 [850powell106.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (25) | (email story)

December 9, 2013

A Bonus Bath! On The Roof.

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The plumbed bathtub on the roof of 28 Prosper Street isn’t included in the official two bathroom count for the Castro home, but it is fully functional as far as we know. Purchased for $1,300,000 in 2006, the kitchen was remodeled in 2008 with green granite and a Bertazzoni gas range:

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The four-bedroom Victorian is now back on the market and listed for $1,795,000.

∙ Listing: 28 Prosper Street (4/2) 1,845 sqft - $1,795,000 [Redfin]

Posted by socketadmin at 1:30 PM | Permalink | Comments (10) | (email story)

December 6, 2013

Behind The Contemporary Ebony Facade On Castro Street

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Purchased for one million dollars this past January, the former 1,200 square foot Noe home at 2220 Castro Street has since been redesigned and rebuilt with an ebony shingled façade, colorful front door, and a nearly 4,000 square foot contemporary interior.

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A double-sided porcelain fireplace separates the dining area from the sunken living room.

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At the other end of the floor, the kitchen opens onto a glass terrace and landscaped patio:

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Back inside, an open steel staircase connects the three levels with four bedrooms and four and one-half baths.

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∙ Listing: 2220 Castro Street (4/4.5) 3,972 sqft - $3,295,000 | Floor Plans [2220castro.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (23) | (email story)

December 5, 2013

Opened Up Then Divided, And Fired Up Inside And Out

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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:

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∙ Listing: 142 27th Street #A (2/1) 1,300 sqft - $879,000 [Coldwell Banker]

Posted by socketadmin at 10:15 AM | Permalink | Comments (13) | (email story)

December 3, 2013

Arts & Crafts With A Heated Pool And Views In Parnassus Heights

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Purchased for $3,470,000 in early 2007, the remodeled Arts & Crafts home at 212 Edgewood Avenue is back on the market for $3,795,000 in 2013 with 3,400 square feet of living space inside.

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And then there's the heated pool with big Parnassus Heights views out back:

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∙ Listing: 212 Edgewood Avenue (5/2.5) 3,400 sqft - $3,795,000 [212edgewood.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (5) | (email story)

November 26, 2013

Seeing Red And Green At 285 San Anselmo Avenue

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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.

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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:

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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]

Posted by socketadmin at 1:30 PM | Permalink | Comments (27) | (email story)

November 20, 2013

Two Concepts For Rebuilding A Damaged Dogpatch Victorian

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Damaged by a fire, while the façade of the Dogpatch Victorian at 911 Minnesota Street has been restored and the rear reframed, the interior remains "a blank canvas."

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From the listing for the property across the street from the Homes on Esprit Park:

"Architectural concepts for two floor plans are available. The first envisions a 2 bedroom/ 2 1/2 bath home of 1,630 square feet within the existing envelope. The second plan would expand the home to 4 bedrooms/4 1/2 baths in 2,570 square feet."

On the market for $799,000 as-in, which concept might you choose to pursue? Keep in mind that neither of the new concepts/plans have been submitted to City for approvals.

∙ Listing: 911 Minnesota Street - $799,000 [911minnesota.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (9) | (email story)

November 18, 2013

Price Cuts For The Contemporary Condos On Cornwall Street

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While at least one of the six new condominiums at 300-350 Cornwall Street sold for $1,000 more than its $1,499,000 list price this past August and $1,066 per square foot, the prices for the remaining units have been cut by around 15 percent with prices now starting at $1,249,000 ($919 per square) for 340 Cornwall Street which had originally been listed for $1,499,000 as well.

From an agent’s email with respect to the price cuts forwarded by a plugged-in tipster: "November brings great news for new home buyers." That is, of course, unless you bought in August.

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Posted by socketadmin at 11:45 AM | Permalink | Comments (29) | (email story)

November 15, 2013

Designer Mill Valley On The Market But Not The MLS

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Not listed on the MLS nor official inventory, the contemporary Mill Valley home at 29 Roosevelt Avenue which was designed by Marmol Radziner is on the market for $4,995,000.

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The floor plan for 29 Roosevelt includes five bedrooms and four and one-half baths with some rather spectacular finishes, fixtures, and woodwork throughout.

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While being shown "by appointment only," we're told there will be a quick open house this weekend.

∙ Listing: 29 Roosevelt Avenue (5/4.5) - $4,995,000 | Floor Plans [paytonbinnings.com]

Posted by socketadmin at 1:00 PM | Permalink | Comments (5) | (email story)

Nine Months Later And One (SOMA) Grand More

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The 1,146 square foot southeast corner condo on the 18th floor of the 22-story SOMA Grand was first purchased for $1,160,000 in 2008. Nine months ago the condo resold for $1,198,000 and then three months ago the two-bedroom hit the market listed for $1,289,000.

Reduced to $1,269,000 last month, the list price for 1160 Mission Street #1806 was just reduced again, this time to $1,199,000 which is $1,000 more than its purchase price of nine months ago or 3 percent more than in 2008.

Do keep in mind that the SOMA Grand's homeowners association has filed suit against the building’s developer, builder, and architects as we first reported six months ago, which is why the "pending litigation" box is checked on the listing.

Posted by socketadmin at 8:30 AM | Permalink | Comments (6) | (email story)

November 12, 2013

The Contemporary Renovation And Return Of 1612 Church Street

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Designed by Dumican Mosey Architects, the 30-foot-high entry to the "renovated" Noe Valley home at 1612 Church Street highlights the cold-rolled steel and glass staircase that now connects all three levels of the contemporary home.

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The lower level family room looks out to a private outdoor patio with built-in seating and a ribbon flame fireplace while the main level with ten foot ceilings opens to a landscaped terrace.

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Now on the market for $3,400,000 with three bedrooms on the upper level, as the home at 1612 Church Street looked in June of 2012 when purchased for $930,000 prior to the renovation:

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∙ Listing: 1612 Church Street (3/3.5) - $3,400,000 [1612church.com]

Posted by socketadmin at 4:45 PM | Permalink | Comments (19) | (email story)

November 8, 2013

Price For Potrero Hill Compound Cut Another 13% After Twitter IPO

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Listed for $5,995,000 this past June, the price tag for the Potrero Hill compound on the corner of Mariposa and Utah was cut to $4,995,000 in September.

Last night, the list price for the 6,645 square foot former art school building at 2255 Mariposa Street which was remodeled and converted to legal dwelling units in 1987 was cut another $645,000, now asking $4,350,000.

From the comments at the time of the previous reduction to $4,995,000: "No way this place is overpriced at this point. Gutted SFHs are going for over $750/sq ft near there - all it takes is one buyer (or that twitter IPO)." While that one buyer hasn't been found, that IPO has happened.

Posted by socketadmin at 9:00 AM | Permalink | Comments (19) | (email story)

October 31, 2013

Nearly Sea Cliff Contemporary: Before And After With Golden Views

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Purchased for $1,575,000 in early 2011, the four-level home at 101 27th Avenue which sits just outside the gates of Sea Cliff has been redesigned, renovated and modernized.

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The interior now features an open main floor with wide-plank Teak flooring and a center island kitchen with some rather nice features, finishes and high-end appliances.

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The family room and full bath on the top floor feature wood-paneled ceiling and floor-to-ceiling windows and opens to a deck with some rather Golden views:

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The contemporary three-bedroom home is now back on the market and listed for $3,998,000.

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Click the new floor plan above to enlarge.

∙ Listing: 101 27th Avenue (3/3.5) - $3,998,000 [101-27thave.com]

Posted by socketadmin at 3:30 PM | Permalink | Comments (15) | (email story)

October 29, 2013

Before And After On Dolores Street: A Modern Makeover

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Purchased for $1,263,000 in November of 2012, the Noe Valley home at 1632 Dolores Street has just returned to the market listed for $2,875,000 having been rebuilt and expanded "with the latest in designer colors and quality finishes throughout."

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The kitchen within 1632 Dolores Street before and after:

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The open living area into which the kitchen now opens (which had been a separate living room, dinning room, and media room before):

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And the new bath above, there's a new one below as well:

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∙ Listing: 1632 Dolores Street (4/3.5) - $2,875,000 [1632dolores.com]

Posted by socketadmin at 12:00 PM | Permalink | Comments (52) | (email story)

October 25, 2013

Destined For Dwell(ing) In Bernal Heights

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Having sold for $700,000 in 2005 as a one-bedroom with 760 square feet, as plugged-in people were aware, the single-family Bernal Heights home at 330 Banks Street was foreclosed upon in 2010, was listed for $499,900 in early 2011 and re-sold for $450,000 that May.

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Having been completely remodeled, modernized, and now "fit for Dwell magazine," 330 Banks is back on the market as a three-bedroom home of 1,253 square feet for $1,195,000:

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The rafters have been exposed, the heat is now radiant through concrete and cork floors, and there's an excellent use of space (and light) throughout.

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And behind.

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∙ Listing: 330 Banks Street (3/2.5) 1,253 sqft - $1,195,000 [via Redfin]
The Bank's 330 Banks Returns 29 Percent Below Its 2005 Price [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (36) | (email story)

October 24, 2013

Prime Cole Valley With A Palm Tree Out Front For $900 A Foot

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Purchased for $962,000 in 2003 and then taken down to the studs, the nicely remodeled Cole Valley home at 1024 Shrader Street has just returned to the market listed for $2,950,000.

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There’s a total of four bedrooms across the home's four levels with an open loft level above and an in-law with separate entrance below. The main level is open yet separated and the modern kitchen maintains a bit of Craftsman flair:

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And while not listed with any square footage, it’s "3,270 square feet per [a] graphic artist."

∙ Listing: 1024 Shrader Street (4/3.5) - $2,950,000 [1024shrader.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (6) | (email story)

October 23, 2013

Targeting Seven Percent More After Seven Months For A Saitowitz

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Seven months after having closed escrow on the purchase of condo #202 within the new Stanley Saitowitz designed development at 2020 Ellis Street for $599,000, the buyer has returned the 648 square foot one-bedroom to the market listed for $639,000.

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While the property on the border of NoPa is "apples-to-apples" in terms of its condition as compared to seven months ago, keep in mind that the CityTarget at Masonic and Geary which is three blocks away has since opened its doors even wider than those between the bedroom and bath.

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∙ Listing: 2020 Ellis #202 (1/1) 648 sqft - $639,000 [2020ellisunit202.com]
San Francisco's Second CityTarget Has Opened Its Doors [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (22) | (email story)

What Would You Do With 57 Acres 20 Minutes From SF And SFO?

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A twenty minute drive south from the heart of San Francisco and twenty minutes from SFO, a 57-acre parcel overlooking the Pacific Ocean in Pacifica is on the market with a "suggested offering price" of $6 million and offers due by November 15.

The marketing notes an "opportunity for future development of residential community with ocean views or use as a private estate," or perhaps a commune for startups? The marketing also notes a "potential tax credit for conservation easement of $14M available this year."

If you pick it up, don't forget to tip your dealers and feel free to throw an acre or two our way.

Posted by socketadmin at 8:45 AM | Permalink | Comments (16) | (email story)

October 22, 2013

A Contemporary Potrero Hill And Mortgage Comparison: 2007 To Today

2130 24th Street

As we wrote in July of 2012:

Having hit the market in late 2006 asking $1,295,000, the 1,792 square foot 2130 24th Street #A sold for $1,274,000 in the middle of 2007.
With its Scavolini cabinets, Carrara marble counters, and Black Walnut floors still looking rather fresh, the contemporary Potrero Hill condo is back on the market and listed for $1,389,000.
With twenty percent down and a thirty-year mortgage at current rates, the monthly mortgage payment would be around $5,300 a month at asking. In 2006, the payments on the purchase would have been closer to $6,500 at rate of 6.56 percent.

Having failed to sell in 2012, the Potrero Hill condo is back on the market today and listed for $1,499,000. With the current rate for a 30-year Jumbo loan running around 4.0 percent, the monthly mortgage payment with 20 percent down at asking is now around $5,700 a month, 12 percent less than in 2006 but 8 percent higher than at asking in 2012.

2130 24th Street Kitchen

UPDATE: Our original calculation of a $6,700 monthly payment at asking today included property taxes and HOAs which should not have been included for the sake of comparison and has since been updated above.

∙ Listing: 2130 24th Street #A (3/2) 1,792 sqft - $1,499,000 [Redfin]
Apples-To-Apples: Prices, Rates And Payments...Oh My! [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (7) | (email story)

October 18, 2013

Rented For $8,500, A Modern Bernal Pad Is Listed For $1,980,000

3119-3121 Harrison Street

Asking $2,700,000 when conceived in late 2008 and then $2,370,000 when under construction in 2009, the modern north Bernal three-bedroom condo at 3119 Harrison, half the building above, was listed post-construction for $1,950,000 in early 2011 and sold for $1,650,000 that July.

3119 Harrison Kitchen

Currently rented for $8,500 a month having been listed for $10,500, and with a lease that expires at the end of February, 2014, the modern Bernal pad has just hit the market listed for $1,980,000, tenants included for now.

∙ Listing: 3119 Harrison (3/3.5) 2,300 sqft - $1,980,000 [via Redfin]
The Second Of Two AIA Tour Homes Closes On Harrison [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (17) | (email story)

October 17, 2013

The Neutra Designed Nugget At 49 Hopkins Avenue

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Originally designed by modernist Richard Joseph Neutra, the Twin Peaks home at 49 Hopkins Avenue features panoramic city views and an enclosed 30-foot salt water swimming pool:

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Just listed for $1,475,000 as a "once in a lifetime opportunity" with one bedroom and one bath, 49 Hopkins was purchased for $930,000 in 2004.

∙ Listing: 49 Hopkins Avenue (1/1) - $1,475,000 [49hopkinsavenue.com]

Posted by socketadmin at 12:15 PM | Permalink | Comments (8) | (email story)

October 16, 2013

Listed For $30 Million In Pacific Heights

2724%20Pacific%20Avenue.jpg

Having been on the market for almost a year for $30 million but not officially listed, the 13,500 square foot mansion on over half an acre of prime Pacific Heights land at 2724 Pacific Avenue has just been added to the MLS with an official "one day" on the market.

Designed by architect E.A. Hermann and built in 1894, the seven-bedroom home was purchased from the Verdier family in 1983 by Doug Engmann, former chairman of the Pacific Stock Exchange.

According to San Francisco's Office of the Treasurer and Tax Collector, the property tax bill for 2724 Pacific Avenue will be $5,167.75 for the Fiscal Year 2013-2014, a tax bill which would go to $356,400 a year with a sale at asking.

∙ Listing: 2724 Pacific Avenue (7/7) 13,500 sqft - $30,000,000 [stevegothelf.com]
San Francisco Property Tax To Increase, Where The Dollars Will Go [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (67) | (email story)

October 15, 2013

Pushback In Pacific Heights

1915%20Sacramento%20Floor%20Plan.gif

Purchased for $2,325,000 in November of 2007, the single-family Pacific Heights home at 1915 Sacramento Street has since been remodeled, including the addition of a new bath on the lower level which was added without a permit and isn’t included in the official bathroom count of two.

1915%20Sacramento%20Kitchen.jpg

Returned to the market two weeks ago listed for $2,600,000, the "offers due date" has come and gone and the list price has been reduced to $2,395,000. It's the fourth Pacific Heights property to have unsuccessfully set an "offers due" date over the past couple of weeks of which we're aware.

∙ Listing: 1915 Sacramento Street (3/2) 2,340 sqft - $2,395,000 [via Redfin]

Posted by socketadmin at 1:00 PM | Permalink | Comments (4) | (email story)

October 14, 2013

New Mission District Condos Priced At Over A Thousand A Foot

3500%2019th%20Street%20%23203.jpg

The first of the 17 new Mission District condos at the corner of Valencia and 19th Street (3500 Nineteenth Street) has been listed, with 3500 19th Street #203, a two-bedroom with two and one-half baths, one parking space and 1,488 square feet priced at $1,749,000 or $1,175 per foot.

3500%2019th%20Street%20%23203%20Bath.jpg

∙ Listing: 3500 19th Street #203 (2/2.5) 1,488 sqft - $1,749,000 [via Redfin]
New Condos Coming Soon: Corner Of 19th And Valencia Unwrapped [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (95) | (email story)

October 11, 2013

23 New San Francisco Condos For Under $224K, With A Catch

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Twenty-three (23) of the twenty-four (24) new Hayes Valley condos at 1600 Market Street are being offered for under $224,000, with one-bedrooms priced from $201,345 to $203,547 and two-bedrooms priced from $218,726 to $223,906. But there is a catch.

Built to fulfill the mandated affordable housing component (BMR) for the market rate development at 1998 Market Street (aka LINEA), buyers of the twenty-three 1600 Market Street condos must make less than 80 percent of the Area Median Income (AMI), which means a one-person household can make no more than $56,700 a year, a two-person household no more than $64,750.

The condos range in size from 504 to 917 square feet (the floor plans) with a communal 2,000 square foot roof deck. And while none of the units have parking for cars, there is a room for bikes.

Applications to buy the condos are due by October 25 at 5pm with a lottery to be held on October 30 and occupancy possible in November.

Posted by socketadmin at 5:00 PM | Permalink | Comments (36) | (email story)

Eight Months Later And Twice The Price (And Size) In The Aves

2546%2033rd%20Avenue%20Before.jpg

Purchased as a two-bedroom with 1,580 legal square feet for $750,000 eight months ago, the Parkside home at 2546 33rd Avenue has just returned to the market listed for $1,599,000 as a contemporary four-bedroom with 3,500 square feet, "remodeled from the ground up."

2546%2033rd%20Avenue%20After.jpg

The main floor before:

2546%2033rd%20Ave%20Living%20Before.jpg

And the main floor after:

2546%2033rd%20Ave%20Living%20After.jpg

∙ Listing: 2546 33rd Avenue (4/4.5) 3,500 sqft - $1,599,000 [ewalk.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (35) | (email story)

October 10, 2013

From Classic To Contemporary And Close To $3,000 A Square Foot

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Having undergone a high-end but traditional styled renovation, the 4,064 square foot home at 2755 Fillmore Street was listed for $4,995,000 in July of 2010 and sold for $4,970,000 that August.

2755%20Fillmore%20Kitchen%202013.jpg

Having been renovated anew over the past three years, this time in a more contemporary style, the Pacific Heights home is back on the market and asking $12,500,000 as first noted by a plugged-in reader last week.

2755%20Fillmore%20Bedroom%202013.jpg

While not listed with the square footage this time around, in the words of our reader: "The footprint of this property didn't really allow for much expansion. The spa room seems new, but that's about it." If that's the case, call it close to $3,000 a square foot.

2755%20Fillmore%20Spa%202013.jpg

As plugged-in people know, the record setting price for 2950 Broadway on San Francisco’s Billionaires Row was roughly $3,182 per square foot.

∙ Listing: 2755 Fillmore (4/4.5) - $12,500,000 [2755fillmorest.com]
Now Playing At The On Fillmore: Big Views And The Blues [SocketSite]
A Record Setting Sale On Billionaires Row [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (19) | (email story)

What's A Terrace, Parking And Modern Interior Worth On Nob Hill?

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While the sale of 30 Miller Place #1 which we featured last month has closed escrow with a reported contract price of $2,000,001, a neighbor notes that the unit two floors above (30 Miller Place #3) has recently cut its list price from $1,500,000 to $1,299,000.

While both units offer 1,782 square feet of interior space and the same big San Francisco views, keep in mind that unit number three doesn’t have number one's big private terrace or deeded parking spot, and its interior isn't nearly as contemporary (which can be changed).

∙ Listing: 30 Miller Place #3 (3/2) 1,782 sqft - $1,299,000 [nobhillview.com]
A Rather Great Room And Terrace With Even Greater Views [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (3) | (email story)

October 8, 2013

Dropping In On The Moss Flats Building

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Built in 1906 when "everything else in the vicinity was formed of obsolete and abandoned streetcars, imaginatively and otherwise adapted for use as clubhouses, restaurants and beach cabins," the Moss Flats Building at 1622-1626 Great Highway is "one of the few remainders from the early development of the ocean frontage as a beach and health resort."

With its three two-bedroom units currently rented for between $1,447 and $1,920 a month (to "elite members of [the] SF surf scene" according to our tipster), the Moss Flats building has been on the market for about a month and listed for $1,349,000.

Moss Flats Building, 1626 Great Highway [noehill.com]
∙ Listing: 1622-1626 Great Highway - $1,349,000 [greathighwayflats.com]

Posted by socketadmin at 2:30 AM | Permalink | Comments (10) | (email story)

September 23, 2013

A Classic San Francisco Georgian Returns A Little Less Gilded Inside

2090%20Vallejo%202013.jpg

Of the 119 newly listed homes for sale in San Francisco last week, the most expensive is 2090 Vallejo which has just been listed for $10,950,000, roughly seven million less than the $17,800,000 price at which the property had been listed in 2007 without a sale.

Designed by Clarence Tantau for City of Paris founder Benjamin Schlesinger in 1919 and restored by European craftsman in 1993, the listing for the classic Georgian home had boasted an "exquisite jewel-like interior including lavish wall panels, columns, extraordinary three-dimensional moldings, impressive Frescos and opulent 24-carat gildings" six years ago.

2090%20Vallejo%20Dining%202007.jpg

The less gilded and lavish dining room today:

2090%20Vallejo%20Dining%202013.jpg

By the numbers in 2013: seven bedrooms, six full baths, five fireplaces, four floors, a three car side-by-side garage, a couple of great views, and approximately 10,563 square feet inside.

2090%20Vallejo%20Living%202013.jpg

∙ Listing: 2090 Vallejo (7/7) 10,563 sqft - $10,950,000 [stevegothelf.com]
Versailles On Vallejo (At Least Inside) [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (10) | (email story)

September 20, 2013

Potrero Hill Compound Takes A Million Off The Top

2255%20Mariposa%20Street.jpg

If it was the $5,995,000 price tag which was keeping you away from making an offer to buy the Potrero Hill compound on the corner of Mariposa and Utah, perhaps the one million dollar price cut will make you change your mind; now asking $4,995,000 for the 6,645 square foot former art school building which was converted to legal dwelling units in 1987.

2255 Mariposa Living

Posted by socketadmin at 5:00 PM | Permalink | (email story)

Hidden Behind A Neo-Gothic Façade On Hyde Street

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Behind the neo-Gothic façade of the single-family Russian Hill home at 2430 Hyde Street, a courtyard English Garden and renovated interior are hidden.

2430%20Hyde%20Living.jpg

The kitchen and adjacent mud room overlook and open to the garden as well.

2430%20Hyde%20Kitchen.jpg

The rounded stairway with arched windows leads to three bedrooms on the upper level, including the four-chambered master suite.

2430%20Hyde%20Bedroom%202.jpg

And yes, there are famed and framed Bridge and Bay views.

2430%20Hyde%20Sitting.jpg

Full Disclosure: The listing agent for 2340 Hyde Street advertises on SocketSite but provided no compensation for this post.

∙ Listing: 2430 Hyde Street (3/3.5) 2,880 sqft - $4,950,000 [gregglynn.com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (10) | (email story)

September 18, 2013

Forget The Past And Pot Fillers, It's Time To Focus On The Drinks

1688 Dolores

The 1,450 square foot single-family home at 1688 Dolores Street on the border of Noe Valley and Bernal Heights was purchased for $1,227,000 back in 2005.

Facing a foreclosure sale in 2011 with $1,610,000 in mortgage debt then owned, the property ended up selling for $928,000 in a short-sale instead, a 25 percent drop in value on an apples-to-apples basis for the house which has since been "re-imagined," remodeled and expanded.

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While we don't see a pot filler above the range, the new "state-of-the-art chef's kitchen" does feature a built-in wine chiller in the marble countertop and carbonated water on-demand:

1688%20Dolores%20Living.jpg

And the remodeled 1688 Dolores is now back on the market and listed for $2,295,000.

1688%20Dolores%20Kitchen.jpg

∙ Listing: 1688 Dolores Street (3/3) - $2,295,000 [1688doloresstreet.com]
A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (33) | (email story)

September 11, 2013

A Former Grand Fixer Comes Roaring Back In Pacific Heights

3150%20Jackson.jpg

Purchased as a "grand fixer upper" with 5,500 square feet for $2,550,000 in early 2010, the Pacific Heights home at 3150 Jackson has just returned to the market having been renovated “from top to bottom,” expanded to 6,500 square feet, and listed for $11,500,000.

3150%20Jackson%20Kitchen%202.jpg

Both the kitchen and top floor master suite open to outdoor decks.

3150%20Jackson%20Bed.jpg

There's marble in them there baths.

3150%20Jackson%20Bath.jpg

And of course, there's the requisite "wine storage and tasting room" and home theater below:

3150%20Jackson%20Wine%20and%20Theater.jpg

∙ Listing: 3150 Jackson (5/5.5) 6,500 sqft - $11,500,000 | Floor Plans [3150jackson.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (21) | (email story)

September 6, 2013

Royally Unexpected Architecture Redux

1750%20Taylor%20%23203%202013.jpg

On the market for $2,195,000 in 2009, the designer Royal Towers unit #203 sold for $2,175,000 that December.

1750 Taylor #203: Living

As we noted at the time, while the modern interior by Louise Mann might not be for everyone, the sweeping views of San Francisco most likely are:

1750 Taylor #203: Kitchen and View

And while not yet listed, the two-bedroom with two baths and two parking spaces is back on the market and seeking $2,995,000.

∙ Listing: 1750 Taylor Street #203 (2/2) - $2,995,000 [sfproperties.com]
Royally Unexpected Architecture, Design & Views: 1750 Taylor #203 [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (2) | (email story)

September 4, 2013

A Rather Great Room And Terrace With Even Greater Views

30%20Miller%20Place%20%231%20View.jpg

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.

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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):

30%20Miller%20Place%20%231%20Master%20Bath.jpg

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.

30%20Miller%20Place%20%231%20Floor%20Plan.gif

∙ Listing: 30 Miller Place #1 (2/2) 1,782 sqft - $1,998,000 [schumacherproperties.com]

Posted by socketadmin at 12:00 PM | Permalink | Comments (3) | (email story)

September 3, 2013

There's Nothing Quite Like A Few Well Placed Mirrors

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The strategic placement of mirrors on the walls and doors within the 608 square foot Opera Plaza unit #907 does a fantastic job of making everything look bigger inside. The strategic placement of the mirrors over the bed, well...

601%20Van%20Ness%20%23907%20Bed.jpg

∙ Listing: 601 Van Ness Avenue #907 (1/1) 608 sqft - $419,000 [paulybarbo.com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (10) | (email story)

August 30, 2013

Can You Name This Burning Man Camp? Oh, Wait...

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We're not sure which Burning Man camp this came from, but we thought we’d pass it along.

2271-2273%2015th%20Street%20Shed%20Interior.gif

UPDATE: Our apologies for any confusion, apparently it's not a Burning Man camp at all, but rather the "storage" unit behind the duplex for sale at 2271-2273 15th Street.

2271-2273%2015th%20Street%20Living.jpg

With an unwarranted flat below the two legal two-bedroom units, the building is currently occupied by three different tenants with three different styles who are paying between $1,802 and $993 a month in rents.

∙ Listing: 2271-2273 15th Street - $1,300,000 | Virtual Tour [Keller Williams]

Posted by socketadmin at 10:00 AM | Permalink | Comments (14) | (email story)

August 28, 2013

Saitowitz Designed Russian Hill Home Takes A Million Off The Top

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Speaking of Stanley Saitowitz designed homes, having been listed for $6,980,000 sixteen months ago, the five-story Russian Hill house at 1110 Green Street has been listed anew for $5,885,000.

1110%20Green%20Street%20Living.jpg

Black slate, etched glass, and floating features abound.

1110%20Green%20Street%20Bath.jpg

Opinions as to whether or not the modern design "offers a tranquil peaceful atmosphere" and "is awe inspiring to any architectural aficionado" are likely to be nearly as abundant.

∙ Listing: 1110 Green Street (3/2.5) - $5,885,000 [pacunion.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (16) | (email story)

August 26, 2013

A Day Late To Easily Convert, So What's The New Vacancy Worth?

1281-1285%20Filbert.jpg

With two of three units vacant, the triplex at 1281-1285 Filbert Street was listed for $1,499,000 this past April and sold for $2,000,000 within two weeks. Having occupied the top floor two-bedroom since 2003, the tenant was paying $2,337 a month in rent.

In June, San Francisco’s Condominium Lottery Bypass was adopted, restricting the condo conversion of TIC units which weren't occupied by the converting owners of record on April 15, 2013. The purchase of 1281-1285 Filbert closed escrow on April 16.

Last month the triplex returned to the market listed for $2,795,000 without any substantive changes to the building save one: all three units are now listed as vacant. No word on what the tenant was offered to move, but we're guessing less than $795,000.

∙ Listing: 1281-1285 Filbert Street - $2,795,000 [via Redfin]
Condo Conversions: The Clock Is Ticking For The Mayor To Act [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (6) | (email story)

August 23, 2013

A "Fixer" That’s Not For The Faint Of Heart (Nor Pocketbook)

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The 1870’s era Victorian at 837 South Van Ness Avenue has seen better days.

837%20South%20Van%20Ness%20Kitchen.jpg

And while we do see the potential for a spectacular Mission District compound, calling it a "fixer" seems a bit gracious and it's not a project for the faint of heart (nor pocketbook).

837%20South%20Van%20Ness%20Bed.jpg

At least there is a working bathroom:

837%20South%20Van%20Ness%20Bath.jpg

∙ Listing: 837 South Van Ness (5/1) 2,488 sqft - $1,395,000 [837SouthVanNess.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (71) | (email story)

August 21, 2013

From Condemned Canvas To Contemporary Cow Hollow Home

3020%20Laguna%202013.jpg

From the condemned canvas for 3020 Laguna St. In Exitum to an all new four-level contemporary Cow Hollow home, now's your chance to peek inside 3020 Laguna Street 2.0.

3020%20Laguna%202013%20Living.jpg

The open plan on the main level is accentuated by widows reaching from the floor to the floating ceilings and opening to a rear deck off the open kitchen.

3020%20Laguna%202013%20Kitchen.jpg

The third floor master suite features oak built-ins and floor to ceiling marble in the bath:

3020%20Laguna%202013%20Master.jpg

An au pair suite on the first floor opens to a courtyard, while atop the building a pent room sided in charred cedar opens to a wrap around deck and fire pit.

3020%20Laguna%202013%20Pentroom.jpg

And while not yet listed, the contemporary 3020 Laguna is on the market for $4,495,000.

∙ Listing: 3020 Laguna Street (5/4.5) - $4,495,000 [3020laguna.com]
3020 Laguna Street In Exitum [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (29) | (email story)

August 19, 2013

Before And After Atop Nob Hill (And Reduced)

850%20Powell%20%23902%20Kitchen.jpg

When purchased for $945,000 in 2010, unit #902 atop the Francesca at 850 Powell Street looked rather different than it does now (above). The dining room and kitchen before:

850%20Powell%20%23902%20Kitchen%20Before.jpg

The living room before and after:

850%20Powell%20%23902%20Living%20Before%20and%20After.jpg

And an iron and walnut bar, rather than wall, now divides the two.

850%20Powell%20%23902%20Bar.jpg

Listed for $2,300,000 this past March, the price for the 1,912 square foot Nob Hill condo has been reduced to $1,995,000. And yes, the rest of the condo has been remodeled as well.

∙ Listing: 850 Powell Street #902 (2/2.5) 1,912 sqft - $1,995,000 [850powell902.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (8) | (email story)

August 16, 2013

Bank-Owned A Block From Dolores Park

152%20Hancock%20Street.jpg

Purchased for $1,150,000 in 2005 with 25 percent down, in January of 2012 the three unit property at 152 Hancock Street was taken back by the bank with no bidders at $850,000 in cash on the courthouse steps.

With two of the three one-bedroom units currently occupied and the building in need of a bit of work, the bank-owned building a block from Dolores Park is now back on the market and listed for $1,100,000.

Our countdown to the "contemporization" of 152 Hancock has begun. And we're not simply referring to its facade.

∙ Listing: 152 Hancock Street - $1,100,000 [Redfin]
Eureka Valley Contemporized [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (9) | (email story)

August 15, 2013

Making The Most Of 520 Square Feet

631%20Ofarrell%20%231406%20Living.jpg

Purchased in need of work for $262,500 in 2004, the work has been done to the 520 square foot Hamilton building studio #1406 with a deconstructed wall between the alcove and living area and an open kitchen with concrete countertops under which the refrigerator has been stashed:

631%20Ofarrell%20%231406%20Kitchen.jpg

Back on the market and listed for $419,000, the bathroom has been worked on as well.

631%20Ofarrell%20%231406%20Bath.jpg

∙ Listing: 631 O’farrell #1406 (0/1) 520 sqft - $419,000 [Herth via Redfin]
Life At The Hamilton (631 O'Farrell): A Plugged-In Reader's Report [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (5) | (email story)

August 14, 2013

Eureka Valley Contemporized

392-394%20Eureka%20Before.jpg

A little over a year ago, 392-394 Eureka Street was purchased for $875,000 with a vacant lower unit, an upper unit occupied by long-time tenants, and a total of 2,856 square feet.

392-394%20Eureka.jpg

Having since been emptied, expanded, and contemporized, the now 3,605 square-foot Eureka Valley building is back on the market and listed for $3,690,000.

392%20Eureka%20Kitchen.jpg

Or if you’d prefer, it's available as two condos, with 394 Eureka listed for $1,495,000 and 392 Eureka listed for $2,195,000 with exclusive use of the new multi-tiered yard of deck:

392%20Eureka%20Deck.jpg

∙ Listing: 392 Eureka Street (3/3.5) 2,200 sqft - $2,195,000 [392eureka.com]
∙ Listing: 394 Eureka Street (2/2) 1,405 sqft - $1,495,000 [394eureka.com]

Posted by socketadmin at 12:45 PM | Permalink | Comments (33) | (email story)

August 13, 2013

Ready For A New Heir(ess) Or Titan Of Tech To Make Their Own

3725%20Washington%20Aerial.gif

Diana Dollar Hickingbotham Knowles, a San Francisco arts patron, early supporter of the League to Save Lake Tahoe, and the granddaughter of Captain Robert Dollar who founded the Dollar Steamship Line passed away this past March at the age of 95.

While it’s not yet officially listed nor inventory, Mrs. Knowles former five-bedroom Presidio Heights home at 3725 Washington Street is on the market for $11,000,000, ready for a new heir or titan of tech to make their own.

The sale of Mrs. Knowles two-acre Lake Tahoe estate which was listed for $9,495,000 is pending.

Posted by socketadmin at 11:30 AM | Permalink | Comments (3) | (email story)

Twice The Price Of Two Years Ago, Time To Repaint?

2523 Steiner 5/2/11 (www.SocketSite.com)

Foreclosed upon in 2009 with nearly $3 million owed at the time, the Pacific Heights home at 2523 Steiner returned to the market listed for $1,450,000 in 2011, was repainted three times in quick succession, and then sold for $1,260,000 that May.

2523 Steiner Kitchen

Without any permits to remodel having been issued since purchased, and still sporting the same coat of exterior paint, the three-bedroom home with a rather challenging floor plan is now back on the market and listed for $2,450,000, this time with 1,730 square feet.

∙ Listing: 2523 Steiner (3/3.5) 1,730 sqft - $2,450,000 [Redfin]
Pacific Heights For 50 Percent Below 2006 Expectations And Debt [SocketSite]
Oh No They’re Not, Oh Yes They Are At 2523 Steiner Again [SocketSite]
Will The Third Time Be The Chocolatey Color Charm For 2523 Steiner? [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (12) | (email story)

August 9, 2013

Six Months Later And Ninety-One Grand More?

Soma%20Grand%202013.jpg

In early 2008, the 1,146 square foot southeast corner condo on the 18th floor of the 22-story SOMA Grand was first purchased for $1,160,000. Six months ago, 1160 Mission Street #1806 resold for $1,198,000. And today, the two-bedroom hit the market listed for $1,289,000.

1160%20Mission%20%231806%20Living.jpg

As plugged-in people know, the building’s homeowners association filed suit against the building’s developer, builder, and architects three months ago which is why the "pending litigation" box was checked on the listing, so check with your lender if you're interested in the building.

1160%20Mission%20%231806%20Kitchen.jpg

∙ Listing: 1160 Mission Street #1806 (2/2) - $1,298,000 [Zephyr]
SOMA Grand Homeowners Follow And File Suit [SocketSite]

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August 8, 2013

A Noe Valley Transformation: From Traditional To Tech

824%20Douglass%20Kitchen%202013.jpg

That’s the new kitchen at 824 Douglass Street above. As the room looked when the Noe home was purchased for $1,165,000 with a more traditional floor plan in 2010:

824%20Douglass%20Kitchen%202010.jpg

The one old bathroom looked a little different then as well.

824%20Douglass%20Bath%20Before%20and%20After.jpg

And then there’s the all new master bath:

824%20Douglass%20Master%20Bath.jpg

Taken down to the studs and expanded from 1,602 to 2,777 square feet, 824 Douglass is now back on the market as a "Modern/High Tech" home and listed for $2,695,000.

∙ Listing: 824 Douglass (4/3.5) - $2,695,000 [824douglass.com]

Posted by socketadmin at 7:15 AM | Permalink | Comments (40) | (email story)

August 2, 2013

Another Shot At An $85,000 Parking Spot

As we first reported in June, having been listed for $85,000 in April, the sale of parking spot #142 at 88 Townsend Street closed escrow with a reported contract price of $82,000.

Yesterday, another parking spot at 88 Townsend Street hit the market listed for $85,000, this time spot #140. Two points for a line, three for a curve.

The New Price For A Parking Spot In South Beach: $82,000 [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (0) | (email story)

July 31, 2013

Seeking A Buyer’s Creative Input And Cash To Finish The Job Inside

2400%20Vallejo.jpg

While the exterior of the Albert Farr designed Craftsman home at 2400 Vallejo has recently been resurfaced in White Cedar, the interior remodeling remains "ready and waiting for the new owner’s creative input and finishing touches."

As designed, the remodeled home would total 6,293 square feet of living space with six bedrooms and 1,068 square feet of garage space for three cars.

Purchased for $3,550,000 in October of 2011, the now gutted Pacific Heights project has just returned to the market listed for $5,500,000 including the approved plans for finishing the interior designed by architect William Craig, but not the cost of finishing the work.

∙ Listing: 2400 Vallejo Street (6/5.5) - $5,500,000 [2400vallejostreet.com]

Posted by socketadmin at 12:00 PM | Permalink | Comments (18) | (email story)

July 26, 2013

Victorians Gone Contemporary: Before And After On Sanchez

1402%20Sanchez%20Before.jpg

Purchased as an 820-square-foot fixer of a home without a garage for $725,000 in March of 2012, the Noe Valley Victorian at 1402 Sanchez has since been expanded to over 2,000 square feet and a two-car garage has been added below.

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The interior has gone the contemporary route.

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Complete with an open floor plan glass framed staircase:

1402%20Sanchez%20Stairs.jpg

And while your friends might have an outdoor fireplace, you can have two.

1402%20Sanchez%20Decks.jpg

On the market and just listed for $1,998,000, but with expected "offers due" on August 8.

∙ Listing: 1402 Sanchez (3/2.5) 2,040 sqft - $1,998,000 [1402sanchez.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (15) | (email story)

July 25, 2013

A Closet Sized Bedroom, And That’s Not A Slight

2999%20California%20Street.jpg

While $420,000 might seem like a lot for a 613 square foot "junior one-bedroom" on the border of Pacific Heights, it's $95,000 less than was paid for the sixth floor condo when 2999 California Street #603 was listed for $459,000 and sold for $515,000 in 2005.

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And yes, the bedroom was once a walk-in closet:

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Deeded parking and designated storage are included, and it's a nice use of space.

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The HOA dues for the unit are $455 a month, up from $306 in 2005. And the sale will be apples-to-apples, most likely multiple offers and all.

∙ Listing: 2999 California Street #603 (0/1) 613 sqft - $420,000 [2999california603.com]

Posted by socketadmin at 5:00 PM | Permalink | Comments (19) | (email story)

July 24, 2013

Jonesing For The Suite Life On Russian Hill? Here’s Your Fix.

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Designed by William Wurster and built in 1961, the modernist Russian Hill home at 2424 Jones Street was remodeled in 2007 with a top floor master suite and awarded the design of the year by the American Institute of Architects.

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On the first floor, a guest suite is hidden behind a sliding door off the living room.

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On the middle floor, a modern kitchen and dining room open to a deck of their own:

2424%20Jones%20Kitchen.jpg

And at the base of the building, the one-bedroom guest apartment isn't too shabby either, with a separate garage and entrance at 45 Houston Street.

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On the market and asking $5,995,000 with 4,998 square feet and views.

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∙ Listing: 2424 Jones Street (4/3) 4,998 sqft - $5,995,000 [teedhaze.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (4) | (email story)

July 19, 2013

Contemporary Living And Lounging Behind An Art Deco Facade

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Purchased for $1,350,000 in 2007 and taken down to the studs, behind the Art Deco façade at 3944 21st Street a contemporary Eureka Valley home has been constructed.

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Expanded in the remodeling to four bedrooms with four and one-half baths and designed to capture the views from a couple of decks, or simply while lounging in bed:

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And the master bedroom's closet isn't too shabby either.

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∙ Listing: 3944 21st Street (4/4.5) - $3,250,000 [droubiteam.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (20) | (email story)

July 16, 2013

More Modern Over In Marin

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As we first wrote about the modern Marin home at 26 Oak Mountain Court four years ago, it’s a Claude Oakland designed Eichler in Lucas Valley which was constructed in 1963.

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Renovated and expanded to roughly 2,400 square feet, modern lovers might want to keep looking while Eichler purists should probably look away:

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We still don't get the carpeted dining room at the end of the kitchen.

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But we remain fans of the home's overall design and lot.

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Never listed on the MLS but seeking $1,550,000 back in 2009, the owners decided not to sell and stayed in the house. At the end of this month, however, the plan is to list the home for $1,600,000, before which private showings are available if you're plugged-in.

Posted by socketadmin at 3:30 PM | Permalink | Comments (8) | (email story)

Home Tweet Home

313 Duncan (www.SocketSite.com)

The Owen Kennerly designed Noe Valley home at 313 Duncan Street which Twitter's co-founder Evan Williams and his wife purchased for $2,400,000 in April of 2009 has quietly hit the market without a tweet, remodeled and listed for $2,995,000 this time around.

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Feel free to take a peek inside and out back.

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Having purchased 226 Edgewood in 2011 with plans to raze the Louis Christian Mullgardt designed home and build a modern Olle Lundberg designed house on the Parnassus Heights lot, plugged-in people knew the move from Duncan was inevitable. But in the face of fierce neighborhood opposition, it would appear that the Williams' proposed Parnassus Heights project has been cancelled or indefinitely delayed.

Posted by socketadmin at 12:00 AM | Permalink | Comments (10) | (email story)

July 11, 2013

A Modern Edwardian Makeover And Urban Hayloft Barn And

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Snuggled up against the modern Saitowitz designed synagogue out in the Richmond, 1325 Clement has been taken down to the studs and modernized as well, but without foregoing its Edwardian roots, style, and sense of warmth.

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The vintage hayloft barn out back has been remodeled too ("additional space for a home office, guest suite, or au-pair unit"), but remains unwarranted as legal living space.

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Atop the house, the master suite opens to another private deck:

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The master bath has been outfitted with heated floors, dual sinks, and a tiled shower.

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And while not yet listed, 1325 Clement is now on the market and asking $1,795,000.

∙ Listing: 1325 Clement (3/2) - $1,795,000 [1325clement.com]
Saitowitz Scores With The Critics (But Not With Those Next Door) [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (12) | (email story)

July 9, 2013

Big Swinging In Sausalito With A Sandbox For The Adults

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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.

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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.

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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.

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And through the swank master bath, there's a private sandbox "beach" and deck:

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∙ Listing: 525 Bridgeway Avenue (3/3.5) - $4,998,000 | Floor Plans [paytonbinnings]

Posted by socketadmin at 7:00 AM | Permalink | Comments (10) | (email story)

July 1, 2013

A Hidden Cobblestone Castle On Collingwood

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Constructed from cobblestones in 1931 and hidden behind fences and courtyards, the 1,700 square foot home at 480 Collingwood offers an unexpected dose of old-world charm.

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Outside and within.

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The modern living room opens to an atrium:

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Beyond the atrium, Eureka Valley lies.

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Purchased for $1,150,000 in September of 2008, the rustic home on a 5,665 square foot lot "with expansion/development potential" is back on the market for $1,549,000.

∙ Listing: 480 Collingwood Street (2/2) 1,700 sqft - $1,549,000 [via Redfin]

Posted by socketadmin at 8:45 AM | Permalink | Comments (16) | (email story)

June 28, 2013

Rising Shoreline Tides (And Barbeques) Down In South Beach?

41%20Federal%20%2323%20Kitchen.jpg

At 1,617 square feet, #23 is the largest of nine condos in the boutique South Beach building at 41 Federal named Shoreline. Purchased for $1,495,000 in 2007, with three bedrooms, two terraces, and one parking spot, 41 Federal #23 is back on the market and listed for $1,495,000 again.

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And yes, you can barbeque on the back patio (although we’re guessing gas only).

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Early last year, the 1,365 square foot two-bedroom Shoreline condo #21 resold for $1,135,000, one percent below its purchase price of $1,150,000 in October of 2006.

∙ Listing: 41 Federal #23 (3/2) 1,617 sqft - $1,495,000 [mcguire.com]

Posted by socketadmin at 7:30 AM | Permalink | Comments (1) | (email story)

June 21, 2013

Living Large In 259 Legal Square Feet For $1,695 Per Foot

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Keep in mind that the listed 259 square feet of living space within the Book Concern Building’s unit #505 doesn’t include the 150 square foot sleeping loft which is technically "storage" space and accessed by way of a custom installed spiral staircase.

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And as such, with a list price of $439,000, the well designed 83 McAllister Street #505 has just been listed for $1,695 per square foot, which isn’t much more than the $1,610 per square foot ($417,000) at which the studio had first been listed back in 2006.

∙ Listing: 83 McAllister #505 (0/1) 259 sqft - $439,000 [via Redfin]
Book Concern Building (83 McAllister) [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (12) | (email story)

June 20, 2013

A Modern Eichler For A Million (Over In Marin)

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A salt water pool sits between the Eichler at 1002 Del Ganado Road and San Rafael’s Sleepy Hollow Open Space Preserve, a 20 minute drive to the Golden Gate Bridge per Google maps.

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Built in 1961, the modern home has been modernized a bit more, a fact that's sure to infuriate the Eichler purists but interest others even more.

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And with four bedrooms and two full baths, the home has just hit the market listed for $985,000.

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∙ Listing: 1002 Del Ganado Road, San Rafael (4/2) - $985,000 [marinmodern.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (12) | (email story)

June 18, 2013

The Big Plans And Offering For A Prime Russian Hill Corner

Broadway and Taylor

As plugged-in people know, the undeveloped parcel of Russian Hill land on the northwest corner of Broadway and Taylor was foreclosed upon last year. As plugged-in people also know, there are some rather spectacular plans for developing the lot known as 1000 Broadway, the designs for which have now been rendered.

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As designed by Page & Turnbull, two single-family homes and two condominiums with a total of over 15,000 square feet of space and a garage for up to 16 cars (including six spaces for adjacent homes) would rise on the corner, dubbed the "Wysteria" development.

1000%20Broadway%20Rendering%20Night.jpg

And the parcel and plans can now be yours, if your price is right rather than frivolous.

Having lent $15,000,000 against the parcel in 2008, the group which wasn't repaid is now accepting sealed bids for the property with offers due by August 1, 2013, explicitly noting an unwillingness to accept an offer "that is patently frivolous or substantially below market value."

The approvals and permits needed to subdivide and develop the parcel as rendered are all "Pending" according to the offering, but confidentiality agreements are required to learn more.

∙ Offering: The Wysteria Project (1000 Broadway) [wysteriaresidences.com]
Calling All Billionaires Looking To Build Something Big On Broadway [SocketSite]
Building Plans For The Point One Percent On Broadway And Taylor [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (7) | (email story)

June 17, 2013

Before, After, Inside And Behind A Noe Valley Transformation

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Purchased for $675,000 in 2011, a permit to remodel the kitchen and bathrooms of the 1,665 square foot house at 33 Fountain Street was approved and issued. Instead, the property was gutted and resold as-was for $1,355,000 in May of 2012 with plans to double its size.

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Since expanded below and refinished above, the now 3,152 square foot home has returned to the market listed for $2,849,000, remodeled and "transformed," from front to back:

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33%20Fountain%20Kitchen.jpg

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∙ Listing: 33 Fountain (4/3.5) 3,152 sqft - $2,849,000 [33fountain.com]
Offers On The Illegally Gutted House At 33 Fountain Overflow [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (7) | (email story)

June 14, 2013

$18 Million For A Billionaire's View And Eleven More For The House

2712 Broadway (www.SocketSite.com)

It was almost four years ago that we first told you the tale of eight twentysomethings moving to an $8 million rental up on San Francisco’s Billionaires Row, a home that subsequently morphed into an unofficial tech incubator.

As we revealed about the property at 2712 Broadway which was purchased for $7,800,000 in 2009 and quickly landed on Craigslist asking $14,000 a month:

Purchased by a trio of investors who have either built or re-built a fair number of high-end spec homes in San Francisco, the rental route is intended as a "short-term" strategy to help with cash flow as permits and plans to redo the home are negotiated and secured.
The list price for the rental was reduced and then reduced a little bit more.
Last listed on Craigslist for $10,000, it rented for $9,250 after a bit of negotiation to a group of eight twentysomething friends who are now in the process of moving on up to Billionaires Row. But not to worry, two are a couple so everyone will effectively have their own room.

The plans to raze the existing 7,000 square foot house on the site and build a modern 12,000 square foot home in its place, as rendered below, were approved in 2011.

2712%20Broadway%20Rendering%202013.jpg

While the project has been quietly on the market for a bit, it’s about to be officially listed at $18,000,000 "for the lot plus entitlements" or $28,950,000 including construction of the new six-bedroom home across five floors, the permits for which were recently issued.

And yes, they’re selling the view from the back of the house:

2712%20Broadway%202013%20view.jpg

∙ Listing: 2712 Broadway - $18,000,000/$28,950,000 | Floor Plans [2712broadway.com]
Party Of Five Eight Move To San Francisco’s Billionaires Row [SocketSite]
Designs For The $8 Million "Teardown" On Billionaires Row [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (12) | (email story)

June 13, 2013

Swinging For A Million Dollars Less On South Park

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Having been listed for $7,650,000 two months ago, the price for the modern home hidden behind the traditional facade at 41 South Park has just been reduced by $1,400,000, now asking $6,250,000. And yes, this is the pad that's outfitted with swings around the dining room table.

41%20South%20Park%20Dining.jpg

Comments: 41 South Park: Swinging For $7.65 Million (And Inside As Well) [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | (email story)

June 10, 2013

The Unforgettable "Start-Ups: Silicon Valley" Villa

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With Bravo’s "Start-Ups: Silicon Valley" reality show having been cancelled, Ben, Hermione and Marcus' San Francisco crib ("the villa") has quietly hit the market for $6,750,000.

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While the address for the "unique and extraordinary" home is undisclosed on the Sotheby's site, it’s 377 Collingwood, and in which "Ben's" beloved four poster bed is still in place.

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According to the listing, "the historically inspired architecture, exquisite design finishes, expansive double lot and the magnificent views make this property truly unforgettable" (unlike the short-lived show and its cast of Silicon Valley characters caricatures).

And yes, this is the crib with the bean shaped pool:

377%20Collingwood%20Pool.jpg

∙ Listing: 377 Collingwood (5/4.5) - $6,750,000 [Sotheby’s]
Check out Ben, Hermione, and Marcus' digs [Bravo]

Posted by socketadmin at 10:00 AM | Permalink | Comments (15) | (email story)

June 7, 2013

In The Market For A Potrero Hill Compound?

2255%20Mariposa%20Street.jpg

Atop its corner perch at the corner of Mariposa and Utah, the former art school building at 2255 Mariposa Street was remodeled in 1987 and converted to legal dwelling units.

2255 Mariposa Living

With a 12,500 square foot lot, 6,645 square feet of buildings, and up to 30-foot ceilings in the main house, the Potrero Hill compound has just hit the market listed for $5,995,000.

2255%20Mariposa%20Top%20Floor.jpg

∙ Listing: 2255 Mariposa Street - $5,995,000 [thestonesf.com]

Posted by socketadmin at 7:45 AM | Permalink | Comments (16) | (email story)

June 6, 2013

Touched Up In Twin Peaks

243%20Romain.jpg

Having sold for $925,000 in 2005, the Twin Peaks property at 243 Romain resold for $899,000 in early 2008. And with a bit of new paint and appliances in the kitchen, the two-bedroom home is back on the market and listed for $995,000.

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Solar panels have been installed and the fireplace is wood burning.

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And yes, there’s a rather nice little deck behind the master bedroom.

243%20Romain%20Deck.jpg

∙ Listing: 243 Romain (2/1) - $995,000 [243romain.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (2) | (email story)

May 30, 2013

With Mansion On The Market For $21M, Minor Files For Bankruptcy

3800 Washington

As we first reported last month, with $10,856,672.77 in state income tax past due, San Francisco’s Halsey Minor, the co-founder of CNet and current owner of the mansion above, once again topped the list of the Top 500 Delinquent Taxpayers in California.

And as plugged-in people know, Mr. Minor recently cut the list price for his Presidio Heights mansion and two adjacent parcels to $21 million, a million dollars more than he paid for the real estate in 2007 with a loan for $9 million to which a second for $3 million was added in 2008.

Last week, Mr. Minor filed for Chapter 7 bankruptcy, listing liabilities of $50 million to $100 million and assets of $10 million to $50 million. The asset at 3800 Washington Street remains listed on the MLS for $21,000,000.

Posted by socketadmin at 4:15 PM | Permalink | Comments (10) | (email story)

Contemporary Cow Hollow Redevelopment And Design On Greenwich

2827%20Greenwich%20Living.jpg

Purchased for $1,635,000 in January of 2012 with two vacant units, an occupied in-law (which was leased for $500 per month), and one parking spot, the Cow Hollow building at 2827 Greenwich Street has just returned to the market having been redeveloped as a single-family home with a "guest suite" and two parking spaces on the ground floor:

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There's now a total of five bedrooms and four and one-half baths across its three levels.

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And the designer Cow Hollow home has been listed for $5,495,000.

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∙ Listing: 2827 Greenwich Street (5/4.5) - $5,495,000 [teedhaze.com]

Posted by socketadmin at 11:45 AM | Permalink | Comments (17) | (email story)

May 24, 2013

Memorial Day Mansion Sale: Morgan Estate Reduced To $27 Million

12335%20Stonebrook%20Drive.jpg

When the list price for Kelly Porter’s 30,000 square foot renovated Tudor mansion in Los Altos Hills was reduced from $45 million to $38 million at the end of 2008, the venture capitalist commented: "It’s worth every bit of $45 million, and I reduced it reluctantly."

Having been withdrawn from the market without a sale in 2010, 12335 Stonebrook Drive (a.k.a. "The Morgan Estate") has just been listed anew for $27,000,000.

12335%20Stonebrook%20Drive%20Living.jpg

Sitting on nearly 8 acres with outbuildings and parking for over twenty cars, the property is listed on the Federal Historic Register and as such benefits from a rather low property tax rate. How low? In 2011, the property tax bill for the estate was $20,750.

Purchased for $3,000,000 in 1989, the renovation of the Morgan Estate spanned over seven years and included the rather spectacular wine cellar.

12335%20Stonebrook%20Drive%20Cellar.jpg

Go grab a few bottles, it's time to barbeque.

∙ Listing: 12335 Stonebrook Drive, Los Altos (7/8) 30,000 sqft - $27,000,000 [Sotheby’s]

Posted by socketadmin at 4:15 PM | Permalink | Comments (22) | (email story)

May 23, 2013

Miraloma Park Remodeled, Reviewed, And Record In The Works?

535%20Teresita%20Boulevard.jpg

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.

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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:

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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."

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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:

535%20Teresita%20Boulevard%20Befor.jpg

∙ Listing: 535 Teresita Boulevard (5/4.5) - $1,699,000 [535teresita.com]

Posted by socketadmin at 1:00 PM | Permalink | Comments (9) | (email story)

May 22, 2013

Atherton Auction: Is There A Bidder In The House?

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While advertised as an "AUCTION," as the listing for 96 Heather Drive down in Atherton notes, it’s a bankruptcy sale and the court may sell the property at any price and prior to the "auction" which is currently scheduled for June 8 with an opening bid of $7,100,000.

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Constructed in 2005 on just under an acre of land in Lindenwood, the 14,704 square foot "Tuscan Estate" is outfitted with eight (8) bedrooms; eight (8) full baths and four (4) halfs; a ten (10) car garage; and a salt water pool with courtyard and cabana:

96%20Heather%20Drive%20Pool.jpg

For what it's worth, apparently the driveway stones were once ballast on ships coming to San Francisco. And from an industry flyer for the house: "Bring a Buyer and Earn [a] Fast Commission." Hmm...are there any bidders in the house?

∙ Listing: 96 Heather Drive (8/10) 14,704 sqft - $7,100,000 [via Redfin]

Posted by socketadmin at 9:00 AM | Permalink | Comments (12) | (email story)

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]

Posted by socketadmin at 12:00 PM | Permalink | Comments (31) | (email story)

May 17, 2013

Cottage Charm In The City Listed For Under Four Hundred Grand

129%20Ellert.jpg

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:

129%20Ellert%20Dining.jpg

It’s already a good use of existing space, but there’s room for improvement as well.

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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]

Posted by socketadmin at 3:30 PM | Permalink | Comments (10) | (email story)

May 16, 2013

Foreclosure, Flip, And Remodel: The Circle Of Life For 1164 Church

1164%20Church%20Foreclosure.jpg

Wells Fargo foreclosed upon the two-bedroom Noe Valley home at 1164 Church Street with $1,081,123 then owed, including penalties, on a 2008 era mortgage for $910,000 with no bidders on the courthouse steps in August of 2011.

Having accepted $7,500 to voluntarily leave the property prior to eviction and not sue Wells Fargo, the former owner vacated in April of 2012 and Wells sold the property for $1,200,000 that May, a purchase which was financed with a loan for $840,000.

Having since been completely remodeled with new systems and expanded by over 1,200 square feet, and with $675,000 in additional debt, the now four-bedroom Noe Valley home is back on the market and listed for $2,550,000.

1164%20Church%202013.jpg

The main floor has been reconfigured and opened up into a great room.

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And the nearly all new lower level now sports two new bedrooms, two and one-half new baths, and a door to a refinished two car garage:

1164%20Church%202013%20Lower.jpg

∙ Listing: 1164 Church Street (4/5) 2,956 sqft - $2,550,000 [1164church.com]
A Foreclosed Upon Noe Home Sells For Over...What Wells Was Owed [SocketSite]
Will Wells Profit From This Noe Valley Foreclosure? [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (23) | (email story)

May 14, 2013

Victorian Era Disco Steps: Can You Feel The Fever?

1303%20Waller.jpg

The five thousand square foot Victorian at the corner of Waller and Masonic was built in 1908 with an alabaster staircase leading up to an ornate front porch. And while likely not designed to be lit up at the time, lights now shine through the translucent stairs at night.

1303%20Waller%20Night.jpg

Call it San Francisco's original Saturday Night Fever staircase:

1303%20Waller%20Steps.jpg

And if you'd like to dance up the steps every night, 1303 Waller, the two-bedroom with original details and a renovated kitchen on the third floor is on the market for $878,000.

1303%20Waller%20Kitchen.jpg

∙ Listing: 1303 Waller (2/1) 1,334 sqft - $878,000 [1303waller.com]

Posted by socketadmin at 10:15 AM | Permalink | Comments (7) | (email story)

May 13, 2013

The Recreation Of 2750 Vallejo: Inside And Out And Over The Top

2750%20Vallejo%20Before.jpg

Purchased for $4,000,000 in 2006, plans to demolish the Charles Peter Weeks designed Pacific Heights home at 2750 Vallejo Street and build anew were challenged and rejected.

And while its renovation was opposed by preservationists as "insultingly posed as the ‘recreation’ of a never existing ‘original design’ that in fact would destroy the real existing original design," the project was approved and the transformation is now complete.

2750%20Vallejo.jpg

The LEED Platinum redesigned home features showstopping views and finishes throughout.

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A skylit pentroom now sits atop with a garden level, outdoor lap pool, and spa below.

2750%20Vallejo%20Rear.jpg

And there's even a hidden parking spot in the garage for the weekend Porsche:

2750%20Vallejo%20Parking.jpg

While not yet listed as official inventory on the MLS, plugged-in people know the four bedroom home with seven and one-half baths is on the market for $23,000,000.

∙ Listing: 2750 Vallejo (4/7.5) - $23,000,000 [Sotheby’s]

Posted by socketadmin at 3:30 PM | Permalink | Comments (45) | (email story)

May 9, 2013

A Modern Wine Country Compound (And Million Dollar Price Cut)

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Sitting on 18 acres overlooking the Sonoma Valley, about an hour north of San Francisco, the modern "Valle Vista" compound was designed by Harvey and Conrad Sanchez in collaboration with interior designer Ron Mann and constructed in 2008.

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In addition to the 5,111 square foot main house with three bedrooms, the compound includes a separate guest house and a 3,000 square foot auto barn/fitness center:

Valle%20Vista%20Auto%20Barn.jpg

And yes, there's a rather legitimate wine cave as well.

Valle%20Vista%20Wine%20Cave.jpg

Having been on the market since 2010 when first listed for $12 million and seeking $9.9 million ever since, the Valle Vista compound has just been listed anew for $8,900,000.

∙ Listing: "Valle Vista" (3866 Lovall Valley, Sonoma) - $8,900,000 [vallevistasonoma.com]

Posted by socketadmin at 12:00 PM | Permalink | Comments (15) | (email story)

Fancy The Warriors' Plans And Penthouse Views?

219%20Brannan%20%2317D%20View.jpg

If the Warriors’ plans for Pier 30-32 and penthouses aren’t your cup of tea, you might want to look elsewhere. But if they are, you might take a peek at 219 Brannan #17D.

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The 2,005 square foot three-bedroom unit features big Bay, Bridge, and downtown views from windows that reach from the eleven foot ceilings down to the blonde wood floors:

219%20Brannan%20%2317D%20Living.jpg

Purchased as new for $2,307,500 in 2001 and barely lived in since, 219 Brannan #17D is about to hit the market for $3,500,000 with parking for two and dues of $1,047 per month.

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As plugged-in people know, the penthouse unit with the exact same floor plan one floor above (219 Brannan #18D) sold for $2,942,500 this past September having been purchased for $2,810,000 in August of 2005.

Full Disclosure: The listing agent for 219 Brannan #17D advertises on SocketSite but provided no compensation for this post.

∙ Listing: 219 Brannan #17D (3/3) 2,005 sqft - $3,500,000 [brannanpenthouse.com]
Redesigned Warriors Arena Unveiled: A Peek Inside And Out [SocketSite]
A Million Dollars Under Dotcom Days For The Brannan's Penthouse [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (1) | (email story)

May 3, 2013

The Most Expensive Closet In San Francisco

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We've all heard about closet sized bedrooms. But in this case, it appears to be the other way around with one of two bedrooms within the 1,952 square foot Millennium Tower Grand Residence #43D converted to a wardrobe complete with folding table:

301%20Mission%20%2343D%20Closet%201.jpg

Priced at $4,250,000 or $2,125,000 per bedroom and a little under $2,200 per square foot, this might just be the most expensive closet, but not bedroom, in San Francisco.

∙ Listing: 301 Mission Street #43D (2/3) 1,952 sqft - $4,250,000 [millenniumtower43d]
The Millennium: A Few Things You Might Know (And A Few You Don’t) [SocketSite]
Asking $4.5 Million Per Bedroom (And There's Only One) [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (11) | (email story)

May 1, 2013

The Contemporary Story And Stories Behind 33 Valley's Old Facade

33 Valley 2013

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.

33 Valley

Inside, the kitchen is decked out in marble and limestone with a Liebherr fridge and must-have pot filler over the five burner Miele stove:

33%20Valley%20Kitchen.jpg

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.

33%20Valley%20Master%20Terrace.jpg

∙ 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]

Posted by socketadmin at 2:00 PM | Permalink | Comments (12) | (email story)

April 30, 2013

The House With A Conscience Returns

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From the plugged-in reader who purchased the Noe Valley "house with a conscience" at 3961 25th Street for $2,850,000 back in June of 2009:

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.

3961%2025th%202013%20Living.jpg

We're still fans, especially of the indoor/outdoor living and deck action we noted before:

3961%2025th%202013%20Deck.jpg

∙ 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]

Posted by socketadmin at 10:15 AM | Permalink | Comments (13) | (email story)

April 29, 2013

From A Bag Of Gold In 1906 To 2,034 Troy Ounces Today

294%20Page.jpg

Built by Henry Geilfuss for Charles Dietle in 1885 and sold for a bag of gold salvaged from the buyer's destroyed business following the great quake in 1906, the Charles Dietle House at 294 Page Street was designated as San Francisco Landmark #48 in 1972.

294%20Page%20Living.jpg

Purchased for $2,362,500 in October 2006 having been listed for $2,995,000 that May and housing a law office at the time, the five-bedroom Victorian with a variance for commercial activity is back on the market with an interior that's since been restored.

294%20Page%20Dining.jpg

Listed for $2,995,000 once again, as of this morning, that's roughly 2,034 ounces of gold versus the roughly 4,000 ounces paid in 2006. Is it time to salvage that bag of your own?

∙ Listing: 294 Page Street (5/3) - $2,995,000 [294page.com]
San Francisco Landmark #48: Charles Dietle House (294 Page) [noehill.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (7) | (email story)

April 26, 2013

Rebuilt Piece By Piece And Back On The Market For Ten Million More

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The old Queen Anne at 2504 Jackson Street traded for $3,650,000 two years ago.

2504%20Jackson%20Dining.jpg

Having since been taken down to the studs and rebuilt "piece by piece, system by system, from the foundation to the roof," the now 7,260 square foot Pacific Heights home has just returned to the market listed for $13,750,000 with an elevator between its four floors.

2504%20Jackson%20Great%20Room.jpg

And there's not only a requisite NanaWall, but two:

2504%20Jackson%20Rec%20Room.jpg

And there's a rather nice wine cellar aside the "party kitchen" as well.

2504%20Jackson%20Party%20Kitchen.jpg

∙ Listing: 2504 Jackson (6/5.75) 7,260 sqft - $13,750,000 | Floor Plans [Neal Ward]

Posted by socketadmin at 3:45 PM | Permalink | Comments (28) | (email story)

Peak To Trough And Back In The Heights

1705 Broderick Street (www.SocketSite.com)

Near the end of 2007, the Lower Pacific Heights home at 1705 Broderick Street, two doors down from the Full House façade at 1709 Broderick, was purchased for $2,800,000. The 2,648 square foot Victorian returned to the market today listed for $2,895,000.

1705%20Broderick%20Kitchen.jpg

Over in Bernal, 442 Anderson Street was purchased for $1,230,000 in June of 2007. The Mid-Century boned home is back on the market today listed for $1,195,000.

By most accounts and measures, home values in Bernal and Pacific Heights peaked in early 2008 and bottomed at the end of 2011, falling 15 to 20 percent between.

∙ Listing: 1705 Broderick Street (3/3.5) 2,648 sqft - $2,895,000 [1705broderick.com]
A Modern Worldly Renovation In Bernal Heights (442 Anderson) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

April 25, 2013

The Modern Home At 3577 Pacific Comes Bouncing Back

3577 Pacific Avenue (www.SocketSite.com)

Listed for $7,700,000 in October of 2008 following a major expansion and renovation, the Presidio Heights home at 3577 Pacific Avenue quietly sold for $4,900,000 in July of 2009.

3577 Pacific Living

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:

3577 Pacific: Bath

∙ 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]

Posted by socketadmin at 10:30 AM | Permalink | Comments (15) | (email story)

April 23, 2013

41 South Park: Swinging For $7.65 Million (And Inside As Well)

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Hidden behind a traditional San Francisco façade, 41 South Park which is technically a two-unit building was rebuilt and remodeled in a rather non-traditional fashion last year.

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An "ultra-gourmet" kitchen now overlooks the dining room with a double height ceiling from which the swings, not chairs, that surround the dining room table are hung:

41%20South%20Park%20Dining.jpg

A media room with wet bar (i.e., the kitchen for the "second unit") graces the ground floor.

41%20South%20Park%20Media%20Room.jpg

Atop the building, a new rooftop terrace with spa discretely overlooks South Park.

41%20South%20Park%20Terrace.jpg

And with five bedrooms, four and one-half baths, two parking spaces and a pre-renovated 3,600 square feet, 41 South Park has hit the market swinging for $7,650,000.

∙ Listing: 41 South Park (5/4.5) - $7,650,000 [41southpark.com]

Posted by socketadmin at 2:45 PM | Permalink | Comments (72) | (email story)

April 19, 2013

Banking On Renewed Appreciation For The Hamilton

The Hamilton Historic Flyer

Purchased for $221,000 in January of 2001, the 480 square foot condo #311 at The Hamilton (631 O'Farrell) was refinanced in 2006 with a new loan for $280,000.

With a notice of default filed in February 2012, at which point the owner was $17,500 past due, this past November the condo hit the courthouse steps. With an opening price of $235,000 and no bidders, the condo was taken back by the bank.

Today, 631 O'Farrell #311 was listed for sale with an asking price of $349,650.

As plugged-in people know, The Hamilton was built as a hotel in 1929 and converted to condos in 1962. The 3,879 square foot penthouse #2101 was created by combining four proposed units on the top floor into one large full-floor unit with private elevator access:

631 O'Farrell #2101 Floor Plan

And yes, the penthouse which was purchased for $2,500,000 in 2000 and on the market for $4,500,000 in 2009 has been remodeled and listed anew for $5,250,000.

631%20O%27Farrell%20%232101%20Living.jpg

∙ Listing: 631 O’Farrell #2101(3/3.5) 3,879 sqft - $5,250,000 [hamiltonpenthouse.com]
Life At The Hamilton (631 O'Farrell): A Plugged-In Reader's Report [SocketSite]
High Atop The Hamilton (631 O’Farrell): Penthouse Listing And History [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (7) | (email story)

April 18, 2013

The 680 Douglass Stories Continued: A Peek Inside The New Home

680 Douglass

As we wrote about 680 Douglass back in October of 2011:

Purchased for $729,000 four months ago, the 610 square foot cottage at 680 Douglass over in Noe Valley sold for $1,195 per square foot!
Okay, so perhaps it wasn’t the cottage that was being valued as much as the lot. And next week, San Francisco's Zoning Administrator will review a request to raise a three-story over garage single-family home on the front of the RH-2 zoned lot, twenty-two feet from the existing cottage...

The cottage has since been renovated. And the new four-level Noe home has been built.

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Between the two buildings a landscaped garden and deck was constructed and onto which the kitchen and dining room of the new house spills by way of an accordion glass wall:

680%20Douglass%20Deck.jpg

680%20Douglass%20Kitchen.jpg

With a total of five bedrooms, five baths, and 3,600 square feet between the two, the new Noe home and cottage are now on the market and listed for $3,195,000 or $888 per square foot of total living space, including the master suite on the new house's top floor.

680%20Douglass%20Master.jpg

∙ Listing: 680 Douglass (5/5) 3,600 sqft - $3,195,000 | Floor Plan [680douglass.com]
The Stories Behind (Or Rather In Front Of) The Sale Of 680 Douglass [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (19) | (email story)

April 12, 2013

Do You Gotta' Have Faith's?

1539%20Felton.jpg

Designed by Faith Gohstand and architect Jeremy Kotas, Faith’s curvaceous and angular Portola home at 1539 Felton Street is on the market for the first time, asking $958,000.

1539%20Felton%20Interior.jpg

Built in 1992, the three-bedroom home "reaches up and angles out to find views of the downtown skyline in front, and sweeping vistas across the Bay in back."

1539%20Felton%20Rear.jpg

Feel free to mute the audio for the property's video tour and add your own soundtrack, we'll apologize in advance if any particular (George Michael) song gets stuck in your head:

∙ Listing: 1539 Felton Street (3/2.5) 1,800 sqft - $958,000 [1539felton.com]

Posted by socketadmin at 11:45 AM | Permalink | Comments (10) | (email story)

April 10, 2013

Remodeled With Two Tons Of Rock And $400K Worth Of Steel Work

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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.

461%202nd%20%23557%20Dining.jpg

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.

461%202nd%20%23557%20Kitchen.jpg

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]

Posted by socketadmin at 8:30 AM | Permalink | Comments (7) | (email story)

April 9, 2013

Additional Parking With The Flip (Of A Switch)

3052 Octavia Street (www.SocketSite.com)

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.

3052%20Octavia%20Kitchen.jpg

And with a car lift installed in the garage, the listing touts two to three parking spaces:

3052%20Octavia%20Garage.jpg

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]

Posted by socketadmin at 9:30 AM | Permalink | Comments (18) | (email story)

April 8, 2013

Shedding The 60's Stucco: A Return To Victorian Roots

1308-1310%20Valencia%20Before.jpg

Purchased as a two-unit building with 2,980 square feet over an unfinished basement for $1,410,000 ten months ago, 1308-1310 Valencia has since been lifted to add 1,570 of finished square feet, reconfigured and remodeled. And the building's facade which was stuccoed over in the 60's has been restored returned to its Victorian roots.

1308-1310%20Valencia%20After.jpg

With a new total of 4,550 finished square feet, the two units are now back on the market townhome TICs asking $1,899,000 a piece or $3,798,000 for the entire building.

Posted by socketadmin at 3:45 PM | Permalink | Comments (34) | (email story)

April 5, 2013

The Infamous Dogpatch Party Pad At 1200 Indiana Street Is Back!

1200%20Indiana.jpg

With a cantilevered hot tub overlooking the water filled pool and islands of the living room, Greg Bronstein's former Dogpatch party pad at 1200 Indiana was a candidate for best bachelor (or bachelorette) pad when on the market for a little over two million in 2006.

1200%20Indiana%20Hot%20Tub.jpg

Having been headed for foreclosure, the four thousand square foot pad quietly sold to a bachelorette for $1,680,000 in September of 2006. Back in preforclosure, this time on the 2006 purchase loan for $1,260,000, 1200 Indiana has just been listed for $2,999,999.

1200%20Indiana%20Water.jpg

Zoned for industrial versus residential use, keep in mind that financing the property might be a little trickier than navigating the islands of the living room after a few drinks.

1200%20Indiana%20Living.jpg

Oh, and did we mention the temple to (group) showering behind the tub?

1200%20Indiana%20Shower.jpg

1200 Indiana: Flip Or Folly? [SocketSite]
Speaking Of Bachelor Pads… [SocketSite]
1200 Indiana: The Final Chapter? [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (15) | (email story)

April 4, 2013

Lighthouse Lofts Before And After

1097%20Howard%202013.jpg

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.

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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:

1097%20Howard%20%23201%20Kitchen%20After.jpg

As the kitchen looked when the unit was purchased for $1,295,000 in March of 2007:

1097%20Howard%20%23201%20Kitchen%20Before.jpg

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]

Posted by socketadmin at 3:10 PM | Permalink | Comments (3) | (email story)

April 1, 2013

A Brazen Move In Bernal Heights?

300 Coleridge

The six-unit Bernal Heights building at 300 Coleridge is on the market for $1,850,000.

With all six two-bedrooms occupied by rent controlled tenants, most of which are protected and paying low rents, the gross income for the building is estimated at $89,575 which includes $8,400 in income for the four car garage and an average apartment rent of $1,127 per month. The building's current expenses are estimated at $34,734 a year for a CAP rate of just under 3 percent at current rents.

While the current owner "will not deliver vacant, Ellis act or evict any tenants," the building is being marketed by the listing agent as "suitable for buyers willing to Ellis act and develop as TIC units or a long term future rental units."

Keep in mind that TIC conversions in buildings with five or more units must go through the state subdivision process and evicted tenants by way of the Ellis Act can file for the first right to return to their units for a period of ten years, during the first five of which they are entitled to sign a new lease at their original rents.

Posted by socketadmin at 2:00 PM | Permalink | Comments (25) | (email story)

Another Former Mayor's And Rather "Exclusive" Home Returns

34%20Presidio%20Terrace%20Facade.jpg

34 Presidio Terrace was once the home of former San Francisco Mayor Joe Alioto, serving as the unofficial mayor's mansion of San Francisco in the 1970's and 80's. And as plugged-in people know, it was bombed during a union strike in 1975.

Purchased for $9,500,000 in early 2008 having been listed for $10,400,000 at the time and on and off the MLS for years, the 8,040 square foot Presidio Terrace mansion has just returned to the market asking $8,980,000.

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While still rather exclusive, thankfully the gated Presidio Terrace enclave isn't nearly as "exclusive" as it was in 1915 when first developed and advertised as the only "spot in San Francisco where only Caucasians are permitted to buy or lease real estate or where they may reside." And where buyers had to agree to only sell to other white people as well.

With respect to the home, don't miss the playrooms below:

34%20Presidio%20Terrace%20Theater.jpg

34%20Presidio%20Terrace%20Play%20Room.jpg

∙ Listing: 34 Presidio Terrace (5/6.5) 8,040 sqft - $8,950,000 [34presidioterrace.com]
From The Emails Of Tipsters: 34 Presidio Terrace Closing Escrow [SocketSite]
Tainted Love Of Presidio Terrace [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (7) | (email story)

March 28, 2013

Modernist Design And A Deconstructed Fireplace For $2,271 Per Foot

2666 Broadway

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).

2666%20Broadway%20Kitchen.jpg

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:

2666%20Broadway%20Fireplace.jpg

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.

2666%20Broadway%20Bath.jpg

UPDATE: The floor plans for the property, the "cottage" is above the garage:

2666 Broadway Floor Plans

∙ Listing: 2666 Broadway (4/4.5) 4,953 sqft - $11,250,000 [2666broadway.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (41) | (email story)

Diamond Heights Year-Over-Year And Decade-Over-Decade

Having traded for $840,000 in October of 2002, the Mid-Century Diamond Heights home at 5587 Diamond Heights Boulevard returned to the market early last year listed for $799,000 and closed escrow with a reported contract price of $830,000 in March of 2012.

Having since been spruced up a bit, the four-bedroom home with nearly 2,000 square feet has just been listed for $948,000, under $500 per square foot and a sale at which would represent appreciation of 14 percent on a year-over-year, or decade-over-decade, basis.

∙ Listing: 5587 Diamond Heights Boulevard (4/3) 1,995 sqft - $948,000 [via Redfin]

Posted by socketadmin at 8:15 AM | Permalink | Comments (6) | (email story)

March 25, 2013

Contemporary Bernal Heights: An Architect's Efficient New Home

285 Nevada Facade

Technically a "renovation" per the permits but practically all new construction including two new floors, 285 Nevada was constructed in 2010. From Studio S Squared, the architects of the contemporary Bernal Heights home which was built for the president of the firm:

Completely rebuilt with a new foundation in 2010, this house is all new with the exception of one 15’ long section of exterior wall, which itself was heavily reinforced with new wood framing and rebuilt to modern standards. By taking advantage of the nearly full-lot coverage of the existing structure, the new building enjoys greater lot utilization of the extra-wide lot than would be otherwise allowed by current zoning standards.

285%20Nevada%20Entry.jpg

Ceiling heights are 10’ minimum throughout the ground floor, which contains a formal living room with fireplace, powder room, and open kitchen connecting to both a large dining room and family room in a great-room like arrangement.

285%20Nevada%20Kitchen.jpg

Two amply-sized bedrooms with Bay views and Jack-and-Jill bath, a guest bedroom with en-suite bath and private deck, loft office, and laundry area comprise the second floor.

285%20Nevada%20Loft.jpg

The guest bedroom can be utilized as additional living space by way of smoothly sliding doors which disappear neatly into a wall pocket. The full floor master suite completely occupies the commanding third floor.

285%20Nevada%20Master.jpg

Energy costs for the house are kept to a minimum through the use of both active systems and passive solar design, and an improved exterior envelope. Afternoon sun warms the thermal mass of the living room floor through a dramatic, front-facing window. The captured heat in turn radiates up through the double height space and warms the loft office and guest bedroom. The other second floor bedrooms both have an eastern orientation towards the morning sun, while a large south-facing window in the master suite warms that room during the day, minimizing heating requirements at night.

285%20Nevada%20Master%20View.jpg

Insulation was designed to greatly exceed code requirements all throughout the house. Even the interior floor framing and interior walls are fully insulated to increase soundproofing and improve thermal mass. A photovoltaic solar array feeds excess power back to the grid and offsets the great majority of the house’s electrical expenses; for the first two years of operation, the annual electrical costs were less than $200.

Measuring 2,879 square feet with a drip-irrigated green roof garden, the architect’s four bedroom Bernal home is now on the market and asking $2,100,000.

∙ Listing: 285 Nevada (4/3.5) 2,879 sqft - $2,100,000 [285nevada.com]
∙ Studio S Squared Portfolio: "San Francisco Modern" (285 Nevada) [studios2arch.com]

Posted by socketadmin at 11:15 AM | Permalink | Comments (10) | (email story)

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]

Posted by socketadmin at 11:15 AM | Permalink | Comments (4) | (email story)

March 19, 2013

Wozland Returns

300%20Santa%20Rosa%20Drive%20Exterior.jpg

While The Woz hasn't lived there for many years, and the property has since been remodeled, Steve Wozniak's onetime home at 300 Santa Rosa Drive down in Los Gatos is back on the market and listed for $4,395,000 having last sold for $3,100,000 in 2009.

300%20Santa%20Rosa%20Drive%20Living.jpg

As some might recall, the 7,200 square foot "Wozland" had been listed for $7,950,000 at the end of 2005, was bought for $6,900,000 in March of 2006, and returned to the market a few months later for $20,000,000 following a quick restoration and maketing campagin.

300%20Santa%20Rosa%20Drive%20Kitchen.jpg

The property was unsuccessfully listed for sale for $5,000,000 a year ago as well, a price which was reduced to $4,500,000 this past July. The Woz sold for $4,750,000 in 2004.

∙ Listing: 300 Santa Rosa Drive, Los Gatos (6/7) 7,500 sqft - $4,395,000 [Sotheby's]
Ex-Wozland For Sale [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (3) | (email story)

March 18, 2013

Fixed Up, Taken Down, And Back On The Market In The Mission

Purchased as a vacant fixer with two large one-bedroom units for $725,000 seven months ago, the two-unit building at 2473-2475 Bryant Street has since been remodeled and returned to the market as two modern two-bedroom TIC units with two car parking a piece.

While the lower unit which was listed for $789,000 two months ago sold for $775,000 last week, the upper unit has just hit the market listed for $899,000, likely delayed as an illegally built penthouse addition was hastily removed and replaced with an access hatch to the artfully worded "landscaped rooftop garden that boasts a gourmet mini-kitchen & state of the art built-in BBQ" following an anonymous complaint in January.

In addition to the interior remodeling of the building, the foundation was upgraded and seismically strengthened at permitted cost of $200,000.

∙ Listing: 2473 Bryant Street (2/1) - $899,000 (TIC) [via Redfin]

Posted by socketadmin at 3:00 PM | Permalink | Comments (7) | (email story)

March 15, 2013

The View From Telegraph Hill

1454-1456 Kearny: View

On the market for $3,500,000 in 2009, the legal two-unit building at 1454-1456 Kearny Street that’s being used as one ended up selling for $2,575,000 in March of 2011.

1454-1456%20Kearny%20Living.jpg

While unlikely to win any awards for its façade, the views from within are rather winning as are those from the roof deck by way of the spiral glass staircase:

1454-1456%20Kearny%20Roof%20Deck.jpg

If you missed it back in 2011, 1454-1456 Kearny is now back on the market and listed for $2,995,000, two years later to the month. And of course, the aforementioned facade:

1454-1456 Kearny

∙ Listing: 1454-1456 Kearny Street (3/2) 2,275 sqft - $2,995,000 [Sotheby's]
An Average Of Only 212 1.3 Days On The Market For These Three [SocketSite]
Hinting At Some Rather Spectacular Views (1454-1456 Kearny) [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (5) | (email story)

March 13, 2013

Another Peek Inside (And From) The Penultimate Four Seasons Pad

765 Market #27A Kitchen

Having sold for $7,200,000 two years ago, the purchase of 765 Market Street #27A was the second most expensive in San Francisco’s Four Seasons history, second only to the 4,336 square foot Grand Penthouse #A which sold for $8,975,000 in 2008.

765 Market #27A Living

As plugged-in people know, the 3,318 square foot #27A was redesigned (think moving a bath and the kitchen) and renovated by Orlando Diaz-Azcuy Design (think not cheap):

765%20Market%20%2327A%20Floor%20Plan.gif

While you won’t currently find 765 Market Street #27A on the MLS, the condo is back on the market and asking $8,400,000 which includes the Orlando Diaz-Azcuy custom designed furniture, and a few enhancements, once again.

765%20Market%20%2327A%20Living%202013.jpg

And yes, the buyer should be well aware of the proposed 550-foot 706 Mission tower which will rise to the right of the brick Aronson Building below if approved.

765%20Market%20%2327A%20View.jpg

Full Disclosure: The listing agent for 765 Market Street #27A advertises on SocketSite but provided no compensation for this post.

∙ Listing: 765 Market Street #27A (3/4.5) 3,318 sqft - $8,400,000 [fourseasons27a.com]
Second Most Expensive Sale In San Francisco Four Seasons' History [SocketSite]
San Francisco’s Four Seasons (765 Market) #27A: Winter 2011 [SocketSite]
550-Foot Museum And Condo Tower Prepares For A Critical Vote [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (7) | (email story)

Can’t Sell As A Single-Family Home? Pitch It As A Tech Incubator!

21 Buena Vista Avenue 2013

Having cut the list price for the 8,000 square foot single-family home at 21 Buena Vista Avenue by $600,000 last month, the listing agent for the property is now taking a new tack, touting its potential as a "Tech Incubator" and headquarters which "will invigorate your staff and surely help inspire the creative juices which could add to the bottom line."

Note that 21 Buena Vista Avenue East is zoned for residential, not commercial, use. Then again, so is the 6,744 square foot house at 170 Saint Germain which Peter Thiel rented to house members of his "hero accelerator" known as The Glint.

UPDATE (3/14): The page on the listing agent's website touting the property's potential as a "Tech Incubator" has been hastily removed.

The Witches Hat (21 Buena Vista Avenue) Is Back [SocketSite]
A Glimpse Inside "The Glint" And The Story Behind "The Mansion" [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (18) | (email story)

March 12, 2013

Will The Rising Tide Lift The Beacon Back Above 2006 Prices?

In October of 2005, the two-bedroom Beacon unit #730 at 250 King Street was purchased for $935,000 ($699 per square foot). Four months later, the top-floor condo was relisted for $1,125,000 and resold for $979,200 ($732 per foot) in early 2006 according to public records, a sale which was reported at $1,080,000 on the MLS, an "$807 per square foot" price which would have been used for industry reports and Realtor comps.

Having fallen into foreclosure by early 2009, 250 King Street #730 resold for $650,000 ($486 per foot) that August. The 1,338 square foot Beacon condo with parking for two cars is now back on the market and listed for $998,000 ($746 per foot).

As plugged-in people know, a year ago the 1,476 square foot Beacon two-bedroom #802 sold for $811,000, up 21 percent versus its 2010 sale price of $527,077 on courthouse steps but 10 percent below its 2006 price of $906,666.

Amongst the 172 preforeclosure properties currently spread across San Francisco, four are units at the Beacon, including the 1,186 square foot unit #720 which was purchased for $863,500 ($728 per square foot) in September of 2005.

∙ Listing: 250 King Street #730 (2/2) 1,338 sqft - $998,000 [via Redfin]
Foreclosure Activity Plummets In San Francisco [SocketSite]
A Beacon Of Hope [SocketSite]
A Beacon Of Distress (250 King #802) [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (1) | (email story)

Circa 2001 In The Sunset But With Tenants Currently In Place

1822 33rd Avenue

Purchased for $550,000 in 2001, in 2006 the single-family home at 1822 33rd Avenue was refinanced with a first mortgage for $776,000.

In foreclosure since late 2009, 1822 33rd Avenue was taken back by the bank in March of 2011 with no bidders on the courthouse steps when offered for $638,100 in cash.

Listed and relisted a few times since with tenants in place ("please do not disturb"), the three-bedroom Sunset home has just been relisted anew for $599,900.

∙ Listing: 1822 33rd Avenue (3/1) 1,682 sqft - $599,900 [Redfin]

Posted by socketadmin at 9:00 AM | Permalink | Comments (38) | (email story)

March 8, 2013

A Peek Inside The Modern Green House On Goat Hill (AKA Potrero)

761%20Kansas.jpg

Designed by architect, owner and 3D software entrepreneur David Colleen, the modern "Green House on Goat Hill" at 761 Kansas Street has just hit the market over in Potrero.

761%20Kansas%20Kitchen.jpg

Listed for $3,195,000, the 3,500 square foot home which was designed for "optimal light and space" features an open floor plan, four bedrooms, and a rather unique master bath:

761%20Kansas%20Bath.jpg

And don't miss the wood burning pizza oven out back.

761%20Kansas%20Yard.jpg

∙ Listing: 761 Kansas (4/3.5) 3,500 sqft - $3,195,000 [paytonbinnings.com]
The Green House on Goat Hill [paytonbinnings.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (10) | (email story)

March 7, 2013

Truly Gourmet And Rather Magnificent On Russian Hill

1050%20Filbert%20Living.jpg

While words like "chefs" and "gourmet" and "magnificent" are all too liberally thrown about, there are times when a listing is actually understated.

1050%20Filbert%20Kitchen.jpg

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:

1050%20Filbert%20Kitchen%20and%20Entry.jpg

Credit Robert A.M. Stern Architects for the design and Ryan for the construction.

1050%20Filbert%20Pantry.jpg

∙ Listing: 1050 Filbert (3/3.5) - $4,700,000 [1050filbert.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (20) | (email story)

Flipping (Not Fixing) Over In Eureka Valley

3917%2018th%20Street%20Before%20and%20After.jpg

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]

Posted by socketadmin at 1:00 PM | Permalink | Comments (22) | (email story)

March 5, 2013

Re-Designed For Today's Tastes (And Prices) In Pacific Heights

2340%20Washington.jpg

Built in 1906, the Pacific Heights home at 2340 Washington has just been renovated from the ground up. While originally priced and offered at $9,500,000, the property has just been listed for $8,900,000 touting "designer features and finishes for today's living."

2340%20Washington%20Kitchen.jpg

The quick count for 2340 Washington Street: One clean kitchen, two family rooms, three fireplaces, four stories, five bedrooms, and six and one-half baths.

2340%20Washington%20Bath.jpg

And of course, there's the requisite fire pit out back:

2340%20Washington%20Deck.jpg

∙ Listing: 2340 Washington (5/6.5) - $8,900,000 [2340washington.com]

Posted by socketadmin at 11:15 AM | Permalink | Comments (10) | (email story)

March 4, 2013

That Rundown Italianate And Lot You've Been Wondering About

807%20Franklin.jpg

If you’ve ever wondered about that rundown Italianate at 807 Franklin Street or looked longingly at the undeveloped portion of its 75 foot wide lot, you’ll want to take note.

807%20Franklin%20Lot.jpg

With the owner having filed for bankruptcy, 807 Franklin has hit the market listed for $2,200,000. And while the existing house is protected and in need of "major repairs," with a lot that’s zoned for 80 feet in height and high density development, the listing touts "tremendous potential for high rise condos" to rise on the undeveloped half of the lot.

Posted by socketadmin at 8:45 AM | Permalink | Comments (31) | (email story)

March 1, 2013

Industrial Chic And A Storied Past In Cow Hollow

2151%20Green%20Landing%202013.jpg

Purchased out of foreclosure for $3,066,001 in 2009 having been listed for $10,950,000 in 2008, the storied Cow Hollow home at 2151 Green Street has since been completely rebuilt and remodeled and has just returned to the market as an "industrial chic home" with 6,733 chic square feet for which they're asking $9,950,000 in 2013.

2151%20Green%20Kitchen%202013.jpg

In addition to dual sinks and showers, the master bath now features a soaking tub with ceiling mounted filler spilling the water over ten feet to the tub.

2151%20Green%20Bath%202013.jpg

On the lower level a new spa, temperature controlled wine room, theater and workout room with an obligatory ballet bar and mirror have been built:

2151%20Green%20Theater%202013.jpg

And on the roof, there's now a deck with built-in barbeque, fire pit and big bay views.

2151%20Green%20Roof%202013.jpg

Construction on the new home on the formerly attached lot at 2157 Greet Street continues to make progress having been purchased by the same developer as 2151 Green Street for $3,700,000 in 2009 (versus marketed for $24,500,000 in 2008 including construction).

∙ Listing: 2151 Green Street (5/5.5) 6,733 sqft - $9,950,000 [2151green.com]
The 2151 Green Street Scoop: Wait For It… [SocketSite]
But Hey, $550,000 Is Simply A Rounding Error To A Proper Industrialist [SocketSite]
Sold Together For $9M in '07, Purchased Apart For $6,766,001 In '09 [SocketSite]
The Scoop On 2157 Green Street (Could You See The Foreshadowing?) [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (9) | (email story)

A Peek Inside The Aliotos' Towering Home In Pacific Heights

2898%20Vallejo%20Facade.jpg

As we first reported last month:

Frank and Frances Alioto purchased the 9,500 square foot Pacific Heights house at 2898 Vallejo Street in 1973 for $225,000 following its use in the filming of The Towering Inferno, serving as the mansion for Richard Chamberlain’s character Roger Simmons, the cheapskate electrical engineer who cut corners and was to blame for the tower's fire.
Frank passed away in 1994. And with Frances' passing this past November, the estate is now bringing the five-bedroom Beaux-Arts home with five full baths and a five car garage to the market for $16,500,000.
With a tax basis of $439,219, the total property tax bill for 2898 Vallejo was $5,205 in 2011. A sale at asking would likely increase the annual bill to around $193,000.

Last night 2898 Vallejo was officially listed and interior photos just went live:

2898%20Vallejo%20Bedroom.jpg

Feel free to take a peek inside and check out the views.

2898%20Vallejo%20Family%20Room.jpg

Don't forget the floor plans with an estimated 8,945 finished square feet (click to enlarge).

∙ Listing: 2898 Vallejo (6/5.75) 8,945 sqft - $16,500,000 [2898vallejo.com]
The Alioto's Towering Home On Vallejo Hits The Market For $16.5M [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (26) | (email story)

The Rebuilt Façade Of 1436 Sanchez Street Today And Before

1436 Sanchez Facade (www.SocketSite.com)

With 83 photos on the marketing site for the rebuilt Victorian at 1436 Sanchez Street but nary a one of the façade, a plugged-in reader delivers a photo taken today "on a rare foggy morning in this part of Noe Valley." And as the facade looked before:

1436 Sanchez Before

UPDATE: In the words of another reader, "Now 86 images and #43 is the front."

1436 Sanchez Facade

Comments: Noe Valley Victorian Aims To Be SF's Eighth LEED Platinum Home [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | (email story)

February 28, 2013

A Noe Valley Victorian Aims To Be SF's Eighth LEED Platinum Home

1436%20Sanchez%20Living.jpg

Built in 1903 and having recently sat vacant for half a decade, the three-story Noe Valley Victorian at 1436 Sanchez Street was purchased for $880,000 in 2009 and has since been rebuilt as a contemporary home targeting LEED Platinum certification, the eighth single-family LEED Platinum home in San Francisco if so certified.

1436%20Sanchez%20Kitchen.jpg

Bought as an uninsulated two-bedroom home with one bath, 1436 Sanchez now sports five bedrooms and three and one-half baths across an updated floor plan designed by eco+historical and Feldman Architecture with easy access to the outdoors:

1436%20Sanchez%20Dining.jpg

While not yet listed, 1436 Sanchez is about to hit the market for $2,695,000.

1436%20Sanchez%20Rear%20Facade.jpg

Other features of the rebuilt home include a solar system and new roof deck, a gray water system for the garden, and a man cave (or Au Pair unit) on the lower floor.

1436%20Sanchez%20Lower%20Level.jpg

An nice overview of the project and process was chronicled on eco+historical's site.

∙ Listing: 1436 Sanchez Street (5/3.5) - $2,695,000 [1436sanchez.com]
∙ Project: 1436 Sanchez Street [eco+historical]

Posted by socketadmin at 12:45 PM | Permalink | Comments (57) | (email story)

More Modern On Mullen: Number 347 On The Market For $1,695,000

347 Mullen

The vacant Bernal Lot at 347 Mullen Avenue was purchased for $399,000 in June of 2008 and returned to the market for $599,000 in 2009 with fully approved plans for the 3,000 square foot contemporary home pictured above and inside below:

347%20Mullen%20Living.jpg

While the asking price was eventually reduced to $474,000 by the end of 2009, the lot never resold, but the house was built and has just hit the market listed for $1,695,000.

347%20Mullen%20Kitchen.jpg

There are four bedrooms and three and one-half baths.

347%20Mullen%20Bath.jpg

There's a three car garage in tandem.

347%20Mullen%20Floor%20Plan.gif

It's just across the street from the truly modern home at 306 Mullen. And yes, the original kitchen layout blueprinted above was refined.

∙ Listing: 347 Mullen (4/3) 3,000 sqft - $1,695,000 [347mullen.com]
Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (28) | (email story)

Selling Short For $74,000 More Than Was Paid

610 Illinois

Purchased for $525,000 in April of 2003 with one percent down and loans totaling $520,000 (ah, the good old days), 610 Illinois Street #203 was refinanced at the end of 2006 with $594,000 in debt.

Having just been listed as a "short-sale" for $599,000, five thousand more than was borrowed and $74,000 more than was originally paid for the Central Waterfront one-bedroom condo a few blocks from the newly proposed Café Cocomo development, the math might not make sense to some.

A couple of missing variables which might help to explain the listing: the 2006 era mortgage has been in default since June of 2011 at which point the owner was already $45,000 past due and has since declared bankruptcy.

∙ Listing: 610 Illinois Street #203 (1/1.5) 1,068 sqft - $599,000 [Redfin]
Plans For 120 New Condos Where Café Cocomo Stands (Or Shakes) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (10) | (email story)

February 26, 2013

The Undisclosed Address And History For This $24.8M Bachelor Pad

2820%20Scott%20Street%202013.jpg

While listed with its "Address Withheld By Seller," or "Undisclosed," plugged-in people should recognize the seven bedroom Pacific Heights Italianate mansion that has just returned to the MLS at $24,800,000 as 2820 Scott Street, the 2008 Decorator Showcase.

2820 Scott Street: Mezzanine with Tiffany skylight

A boarding house prior to being purchased by the Paige family (think Paige Glass) in December 2005 for "much less" than its list price of $8,500,000, the 16,000 square foot property has since undergone a major renovation, remodeling, and re-decorating.

2820%20Scott%20Street%20Kitchen.jpg

Unofficially asking $29,500,000 at the time of its Showcasing in 2008, a few months later it was officially listed for $27,500,000 and quickly reduced to $19,975,000 that September. Withdrawn from the market in December of 2008 having failed to find a buyer, 2820 Scott Street became the bachelor pad for the Paige's then 38-year-old son.

And while the views from within might be limited, the views from the roof deck are not:

2820 Scott Street: Roof Deck

∙ Listing: "Undisclosed" (7/9.5) 16,000 sqft - $24,800,000 [via Redfin]
The SocketSite Scoop On 2820 Scott: 2008 Decorator Showcase House [SocketSite]
From Our Word On The Street To Officially On The Market: 2820 Scott [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (8) | (email story)

February 20, 2013

A Mediterranean Makeover And A New Electric Versus Gas Stove

49%20Divisadero%20Before.jpg

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.

49%20Divisadero%20After.jpg

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.

49%20Divisadero%20Bathroom.jpg

The kitchen which had been sporting a Viking gas range and granite countertops now features a Gaggenau electric cooktop, marble counters, and access to the patio:

49%20Divisadero%20Kitchen%20After.jpg

As the kitchen looked before:

49%20Divisadero%20Kitchen%20Before.jpg

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]

Posted by socketadmin at 1:00 PM | Permalink | Comments (19) | (email story)

The Circle Of Life On Buena Vista Avenue Continues

615 Buena Vista Avenue

As we first wrote about 615 Buena Vista Avenue back in 2008:

615 Buena Vista Avenue was born a single-family home in 1906; was chopped up into a five unit building and sold as such for $3,500,000 in 2006; and is now back to being billed as a single-family residence plus "legal" one-bedroom on the lower level.
We’re big fans of the Arts and Crafts exterior, and equally so of the beautifully modern Haus Martin next door (a fantastic juxtaposition which we wish more would embrace).

On the market for $3,895,000 at the time, 615 Buena Vista sold for $3,706,666 that June.

615%20Buena%20Vista%20Avenue%20Living.jpg

Having since been remodeled a bit but still without a garage, the six-bedroom home with "au pair quarters on the lower level" has quietly been on the market for a month asking $5,500,000 with a two-level "pent-room" above and room to remodel even more:

615%20Buena%20Vista%20Avenue%20Pent-room.jpg

∙ Listing: 615 Buena Vista Ave (6/5) - $5,500,000 [615bv.com]
The Circle Of Life: From One To Five And Back Again (615 Buena Vista) [SocketSite]
Haus Martin And Cass Calder Smith Architecture [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (13) | (email story)

February 14, 2013

If You're Looking For A Last Minute Victorian Valentine…

21 Buena Vista Avenue 2013

Following a month on the market listed for $6,500,000, the asking price for the 8,229 square foot Victorian at 21 Buena Vista Avenue was reduced to $5,900,000 this morning.

The lovingly renovated home was purchased for $3,875,000 in December of 2007 and offered for rent at $17,500 a month in 2009. And speaking of love, if you still haven’t figured out what to get that special someone, perhaps a Victorian Valentine is in order.

Comments: The Witches Hat (21 Buena Vista Avenue) Is Back [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | (email story)

February 13, 2013

Listed For Less Than In 2005 In A Prime North Beach Neighborhood

Purchased for $550,000 in 2005, the one-bedroom condo #301 at 33 Vandewater Street, a Donald McDonald designed development, was listed for sale for $525,000 in early 2011, reduced to $514,500, and then withdrawn from the market having failed to find a buyer.

With a remodeled kitchen, wood burning fireplace and deeded parking, the 618 square foot condo with five skylights has just returned to the market listed for $489,000 "in a prime North Beach neighborhood." If you think you know North Beach, it's time to tell.

∙ Listing: 33 Vandewater Street #302 (1/1) 618 sqft - $489,000 [via Redfin]

Posted by socketadmin at 10:30 AM | Permalink | Comments (8) | (email story)

February 12, 2013

Mid-Century Contemporary In Modern Clothing

101 Montcalm

While the façade of 101 Montcalm might be Mid-Century Modern, the interior is no longer:

101%20Montcalm%20Living.jpg

Purchased for $849,000 in 2007 with no building permits issued since, the Bernal Heights home is now back on the market listed as a "very chic Mid-Century Modern" three-bedroom home with a "cool kitchen" and asking $849,000 once again.

101 Montcalm Kitchen

If you think you know Bernal, or design, now's the time to tell.

∙ Listing: 101 Montcalm Street (3/1.5) 1,193 sqft - $849,000 [101montcalm.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (38) | (email story)

An Unofficial Million Dollar Reduction Over On El Camino Del Mar

738%20El%20Camino%20Del%20Mar.jpg

As we first wrote about the designer home at 738 El Camino Del Mar Avenue last March:

"Purchased for $5,500,000 in early 2008 and then remodeled by Ken Fulk in 2009, the Spanish-Mediterranean Sea Cliff home at 738 El Camino Del Mar Avenue has just returned to the market listed for $6,995,000.

738 El Camino Del Mar Living

Tax records suggest 738 was built as a 4,308 square foot four-bedroom in 1927, but it appears to have since been remodeled as a three. And while there might not be any bridge views today, we'll be lounging by one of the three fireplaces waiting for it to clear."

Reduced to $6,500,000 after six months on the market, the listing for 738 El Camino Del Mar was withdrawn from the MLS without a reported sale in December. Today, the Sea Cliff home is back on the market "as new" having shed over 300 days on the market in terms of industry stats and now listed for $5,995,000, a sale at which would be "at asking."

738 El Camino Del Mar Bedroom

And while listed with three bedrooms last year, it's now listed with four.

∙ Listing: 738 El Camino Del Mar Avenue (4/3.5) - $5,995,000 [sfproperties.com]
¡Ay, Caramba! Nos Gusta Over On El Camino Del Mar [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (8) | (email story)

February 8, 2013

Will Any Rare And Coveted Architectural Details Survive?

The three-bedroom house at 912 Noe Street was built by John Anderson. And according to its listing for $1,199,000, the home has "all the rare and coveted architectural details that one would expect from Noe's most renowned builder/developer of yesteryear."

The listing also casually notes the building has "much deferred maintenance and needs some TLC." And with "tons of expansion potential," we'll let you wager as to how many of the rare and coveted architectural details will survive, here and elsewhere.

∙ Listing: 912 Noe Street (3/1.5) 1,592 sqft - $1,199,000 [via Redfin]

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A Blue Kitchen, Green Apple, And The Grey Area Below

Purchased for $975,000 in December 2007 and then remodeled, the "mid-century modern" home at 218 Clipper Street last sold for $1,200,000 at the end of 2008.

With three bedrooms and a bath on the main floor, and an unwarranted 400 square feet of living space including a bedroom and bath below, the Noe Valley home is now back on the market and listed for $1,295,000, apples-to-apples style.

∙ Listing: 218 Clipper (3/1) 1,346 sqft - $1,295,000 [via Redfin]
What’s The Right Way To Rat Out A Neighbor And Report Illegal Work? [SocketSite]

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February 7, 2013

A Five Million Dollar Pied–À–Terre In Pacific Heights

2006 Washington

Designed by Conrad Alfred Meussdorffer, the überexclusive building at 2006 Washington was designed to take advantage of 100 feet of open space to the west, facing the Golden Gate Bridge and overlooking the Spreckels Mansion in which Danielle Steele now resides.

2006 Washington Aerial (Image Source: Google.com)

Originally ten units, the 2,200 square foot penthouse atop 2006 Washington was separated from the tenth floor to create an eleventh. And while floors two through ten are 5,500 square foot, full-floor co-op apartments, unit number one on the first floor is "only" a two-bedroom, perhaps that’s why it’s been listed as "an elegant pied-a-terre defined."

2006%20Washington%20%231%20Kitchen.jpg

Purchased for $4,900,000 in March of 2009 according to Refin, the recently renovated 2006 Washington Street #1 is now back on the market and listed for $5,299,000. And yes, the building's Board must interview and approve the buyer.

∙ Listing: 2006 Washington Street #1 (2/2.5) - $5,299,000 [2006washington.com]
The Full Floor Plan Monty For 2006 Washington Number Four [SocketSite]

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February 6, 2013

Having Begged For It, A Modern Makeover And Doubling In Price

2975%20Lake%20Street%20Before.jpg

Purchased for $3,060,000 in October 2011 as a 3,654 square foot, four-bedroom home with decent bones and "begging for a high-end makeover" (and paint job), two weeks later plans to convert the basement of 2975 Lake Street into habitable space, remodel the interior and add a roof deck above were filed for the Sea Cliff home.

2975%20Lake%20Street%20After.jpg

Having since been madeover, 2975 Lake Street has just returned to the market listed for $7,998,000 as a six-bedroom home with six and one-half baths, new rooms and a wine cellar on the lower level, and a roof top terrace above:

2975%20Lake%20Floor%20Plan%20New.jpg

While listed without any square footage, it has been estimated at 6,480 square feet, 2,040 of which is below-grade with 4,440 newly remodeled square feet above.

2975%20Lake%20Street%20Kitchen.jpg

UPDATE: Following our post, the listing for 2975 Lake Street was quickly updated with a hastily taken photo of the property's façade and new new landscaping:

2975%20Lake%20Street%20After%20The%20After.jpg

∙ Listing: 2975 Lake Street (6/6.5) - $7,998,000 [2975lake.com]

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February 5, 2013

There's Now A Fireplace On The 48th Floor

301%20Mission%20%2348B%20Living%20Room.jpg

The Millennium Tower at 301 Mission Street wasn't built with any fireplaces in place, but that didn’t stop the buyer of 301 Mission Street #48B from adding one. Purchased as new for $2,400,000 in February of 2010, the 1,664 square foot Grand Residence on the 48th floor was more or less gutted and rebuilt over the course of a year:

301%20Mission%20%2348B%20Library.jpg

In addition to the new alcohol burning fireplace surrounded by Bamboo granite, the second bedroom was reconfigured as a library with pocket doors to the living room and built-in Macassar Ebony cabinetry, behind which an electronically controlled Murphy bed is hidden.

301%20Mission%20%2348B%20Master%20Bath.jpg

The bathrooms now feature Equator Marble, Pierre Brun limestone and the Global glass wall tiles above. And while not yet officially listed, the corner unit with 11-foot, six-inch windows and some rather spectacular views of the city, bridge and Bay Lights is about to hit the market asking $4,500,000, just over $2,700 per square foot.

301 Mission Street #48B view

Full Disclosure: The listing agent for 301 Mission Street #48B advertises on SocketSite and provided a preview tour of the property but no compensation for this post.

∙ Listing: 301 Mission Street #48B (2/2.5) 1,664 sqft - $4,500,000 [millenniumviews.com]
The Millennium: A Few Things You Might Know (And A Few You Don’t) [SocketSite]

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February 4, 2013

A Peek Inside And About A $100M Hillsborough Estate

de Guigne Mansion: Dining

A few photos from inside and about the 16,000 square foot de Guigne mansion and 48-acre Hillsborough estate have popped up on the Sotheby's website.

∙ Listing: Estate and Lands of de Guigne, Hillsborough - $100,000,0000 [sothebysrealty]
A Mansion And 48 Acres In Hillsborough For $100M And A Wait [SocketSite]

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February 1, 2013

Raising The Roof And Neighborhood Median In Noe Valley

4179%2023rd%20Street%20before.jpg

Listed as a 1,394 square foot Victorian with potential for $765,000 in January of 2010, the then two-bedroom home at 4179 23rd Street sold for $676,000 that May. Following a lifting of the house, downward expansion, and renovation over the past two years, the Noe Valley property has just returned to the market as a three-level contemporary home:

4179 23rd Street After

The listing for the home now touts four-bedrooms on the new garden level, a new two-car garage and family room on the middle level, and an "open floor plan" level atop.

4179 23rd Street: Top Floor

And while the new listing for the rebuilt house on 23rd Street omits the new square footage, it doesn't omit the new asking price of $3,600,000, a sale at even half of which would give the neigborhood's median and average sale prices a nice little boost.

4179 23rd Street Living

∙ Listing: 4179 23rd Street (4/4.5) - $3,600,000 [4179-23rdst.com]
If The Median Price Is Way Up, Why Wasn't The Value On Valley? [SocketSite]

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A Mansion And 48 Acres In Hillsborough For $100M And A Wait

de%20Guigne%20Mansion.jpg

The 16,000-square-foot mansion above was built in 1918 at the center of the 47.5-acre de Guigne estate down in Hillsborough, at the end of Glenbrook Drive.

de%20Guigne%20Estate.jpg

In 2002, testimony in a divorce case estimated the value of the estate at between $15 million and $30 million. And in 2009, a proposal by Christian de Guigne IV to subdivide his estate and build 25 new homes upon the property, versus 10 new homes which the town’s general plan would appear to principally allow, was floated but never came to fruition.

Mr. de Guigne has just put the property on the market for $100 million but doesn't plan to move, he plans to retain a life estate in the property, maintaining its exclusive use during his lifetime, a little like Lord Grantham. Mr. de Guigne is 75.

Full Disclosure: The listing agent for the de Guigne estate advertises on SocketSite but provided no compensation nor information for this post.

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The Alioto's Towering Home On Vallejo Hits The Market For $16.5M

2898 Vallejo

Frank and Frances Alioto purchased the 9,500 square foot Pacific Heights house at 2898 Vallejo Street in 1973 for $225,000 following its use in the filming of The Towering Inferno, serving as the mansion for Richard Chamberlain’s character Roger Simmons, the cheapskate electrical engineer who cut corners and was to blame for the tower's fire.

Frank passed away in 1994. And with Frances' passing this past November, the estate is now bringing the five-bedroom Beaux-Arts home with five full baths and a five car garage to the market for $16,500,000.

With a tax basis of $439,219, the total property tax bill for 2898 Vallejo was $5,205 in 2011. A sale at asking would likely increase the annual bill to around $193,000.

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January 25, 2013

Before And After (And Two New Parking Spaces) In Presidio Heights

130 Locust Before (2010)

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.

130 Locust 2013

In addition to a new two-car garage, there's also a new au pair suite on the garden level.

130 Locust Lower Level: Before and After

And of course, the kitchen before and after:

130 Locust Kitchen: Before and After

∙ Listing: 130 Locust Street (4+1/5.5) 4,900sqft - $7,775,000 [130locuststreet.com]

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January 23, 2013

Three Thousand Square Feet And Zero Dollars To Heat?

10 Portola Drive

The Twin Peaks home at 10 Portola Drive now boasts three bedrooms, three and one-half baths and almost three thousand square feet of living space. And thanks to a 3kW rooftop solar system, the listing for 10 Portola boasts a PG&E bill of zero dollars for the home in 2010 and $79 in 2011.

Purchased as a 1,170 square foot home for $760,000 in 2002, the property was rebuilt and expanded to 2,827 square feet in 2005 and first returned to the market in 2008 listed for $2,395,000. Reduced and relisted six times since, the Portola Drive has just been listed with an official "one day" on the market for $1,825,000.

No word on the PG&E total for 2012 or how utilization of the home might have changed over the past couple of years.

∙ Listing: 10 Portola Drive (3/3.5) 2,827 sqft - $1,825,000 [10portola.com]

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January 22, 2013

A Coppola's Former Home And Living Room Mural

832 Diamond Street

The living room mural within 832 Diamond Street was commissioned by the late August Coppola, former Dean of Creative Arts at San Francisco State, brother of Francis Ford Coppola, and father of Nicolas Cage.

832%20Diamond%20Street%20Living%20Room%202.jpg

Having owned the home from 1990 to 1995, Coppola commissioned "Ambos Mundo" (Both Worlds) to commemorate the 500th anniversary of the Columbus Voyages in 1991:

The original mural is heavily focused on Aztec symbolism highlighted by the rendering of “Quetzalcoatl” along the beam running East to West and is particularly important in the history of the Spanish “discoveries” in the New World as many natives assumed the conquistadors were a representation of this god. The majority of the mural was done by Emmanuel Montoya, Lesley Ruda added to the north and south walls and Michael Dute contributed the Mission and faux beam above the fireplace.

Purchased for $437,500 in 1990, Coppola sold 832 Diamond for $455,500 in 1995. The since remodeled home is now back on the market and listed for $1,795,000 with a new kitchen off the living room and the mural intact.

832%20Diamond%20Street%20Living%20Room.jpg

∙ Listing: 832 Diamond (3/2.5) 1,921 sqft - $1,795,000 [832diamond.com]

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If The Median Price Is Way Up, Why Wasn't The Value On Valley?

554 Valley

On the market at the end of 2006 asking $2,879,000, at which point it was the most expensive single-family home actively listed for sale in Noe Valley, the four-bedroom home at 554 Valley Street ended up selling for $2,879,000 in March of 2007.

Returned to the market this past June asking $2,895,000, the sale of 554 Valley closed escrow last week with a reported contract price of $2,725,000, five (5) percent or $154,000 less than six (6) years ago. At the same time, the median sale price in Noe Valley is up around 25% over the same period of time as larger and more expensive homes have come to market, changing the mix of sales.

Speaking of larger and more expensive, the most expensive single-family home currently listed for sale in Noe Valley is 1507 Noe Street which tripled in size from 2006 to 2012, was purchased as new for $2,950,000 this past March, was listed for $3,599,000 this past November, and was reduced to $3,399,000 two weeks ago.

Garrett's Quick Peek [SocketSite]
Medians Are Up, But Don’t Confuse That With Increasing "Prices" [SocketSite]
Say Hello To Your Little Friend (In The Shower) At 1507 Noe [SocketSite]
The Facebook Effect On Noe [SocketSite]

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January 18, 2013

The Russian Hill Villa Hidden Behind The Hedges On Green Street

1055 Green Street

Hidden behind the Russian Hill hedges at 1055 Green Street and built as a Victorian, a Julia Morgan redesigned Italianate Villa now stands. Purchased for $3,250,000 in 1998, the property has since been restored and seismically upgraded.

1055 Green Street Living

1055 Green has just returned to the market listed for $7,950,000 with three bedrooms and three and one-half baths in the main house, a guest house over two-car garage behind.

1055 Green Street Guest House

∙ Listing: 1055 Green Street (3/3.5) - $7,950,000 [1055green.com]

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January 16, 2013

A MoFo Marin Estate And Reduction: 117 Laurel Grove Avenue

117%20Laurel%20Grove%20Avenue.jpg

The 40 acres upon which Alexander Morrison (founder of San Francisco’s Morrison and Foerster or MoFo for short) built his Marin estate in 1903 has been whittled down to 1.4 acres, but the big views of Mt. Tam and Mt. Baldy and estate-styled living all remain.

117%20Laurel%20Grove%20Avenue%20Dining.jpg

From the website for The Morrison Estate which was listed for $9,750,000 early last year but is now on the market, but not officially listed, for $8,950,000:

When the sun has set on most of Ross, the last rays still linger on this home’s warm, bright front porch. The master bedroom’s east window glows with morning sunrise, and in the evening, its French doors open onto sunsets over Mt. Tam. Time has confirmed Mr. Morrison’s foresight and vision, bestowing additional advantages such as neighboring homes sited so that virtually none can be seen...

∙ Listing: 117 Laurel Grove Avenue, Ross (5/6) - $8,950,000 [117laurelgrove.com]

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January 14, 2013

Behind The Scenes At 21 Buena Vista Avenue

21 Buena Vista Avenue Living

While not available last week when we first reported the Victorian's return, the latest and greatest listing photos for the Witches Hat at 21 Buena Vista Avenue are now online.

21%20Buena%20Vista%20Avenue%20Kitchen.jpg

Comments: The Witches Hat (21 Buena Vista Avenue) Is Back [SocketSite]

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January 11, 2013

Behind The Façade A Contemporary Interior Lurks

2121%20Divisadero.jpg

Built circa 1906, bought for $2,460,000 in 2000, and reconstructed in 2002, the Pacific Heights home at 2121 Divisadero Street has just returned to the market as new for $4,195,000 having been listed at that price for three months at the end of last year.

2121%20Divisadero%20Kitchen.jpg

While the traditional façade remains, the reconstructed interior is decidedly contemporary with an open kitchen, great room, and a barrel ceilinged top floor with roof deck.

2121%20Divisadero%20Top%20Floor.jpg

∙ Listing: 2121 Divisadero (4/3.5) 4,952 sqft - $4,195,000 [2121divisadero.com]

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January 9, 2013

The Witches Hat (21 Buena Vista Avenue) Is Back

21 Buena Vista Avenue 2013

Asking $5,475,000 in 2006 and then relisted and reduced a number of times to $3,900,000 over the next year, the 8,229 square foot "Witches Hat" at 21 Buena Vista Avenue ended up selling for $3,875,000 in December of 2007.

Returned to the market as a rental in 2009 asking $17,500 a month, the six bedroom home with 4 floors, 22 rooms, 1700 square feet of gallery space and a 3000 bottle wine room is now back on the market and listed for $6,500,000 in 2013.

While the current listing doesn't yet feature any interior photography and the property has been repainted, likely inside and out, a complete tour of how the Victorian mansion looked and was laid out back in 2006 remains available by way of the Wayback Machine.

UPDATE: Interior photos for 21 Buena Vista Avenue have been added to the listing.

∙ Listing: 21 Buena Vista Avenue (6/6) 8,229 sqft - $6,500,000 [21buenavista.com]
21 Buena Vista Returns With A Fifth (And Final?) Reduction [SocketSite]
21 Buena Vista Avenue ("The Witches Hat") Returns…As A Rental [SocketSite]

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January 4, 2013

Renovated Noe Valley On An Apples-To-Apples Basis Since 2010

3715 22nd Street

Listed for sale at $2,750,000 in 2010, the "exquisitely renovated [with] hi-end finishes & impeccable detail" Victorian home at 3715 22nd Street ended up selling for $2,500,000 that October, which included the legal one-bedroom unit below and Noe Valley views.

3715 22nd Street Kitchen

Back on the market and listed for $2,825,000, a sale at asking would represent annual appreciation of 5.7 percent over the past two years for the Noe Valley property on an apples-to-apples basis, total appreciation of 13 percent since the fourth quarter of 2010.

And yes, there's a pot filler over the range.

∙ Listing: 3715 22nd Street (4/4.5) 3,772 sqft - $2,825,000 [22ndstreetvictorian.com]
A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]

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The Annual Return And Returns Of 2170 Pacific Avenue

2170 Pacifc

Not counting its listings in 2007, 2008, 2009, or 2010, the three-bedroom Pacific Heights condo at 2170 Pacific Avenue is back on the MLS with an official one day on the market and once again asking $2,995,000 having been purchased for $2,350,000 in May of 2004.

2170 Pacific: Stairs, dome, and landing

The three-bedroom had been making the rounds on Craigslist asking $8,500 a month when listed in 2010. And according to the latest listing, the condo is currently rented for $8,925, which would be a current CAP Rate of around 2 percent at asking and annualized appreciation of just under 3 percent since 2004.

∙ Listing: 2170 Pacific Avenue (3/3.5) - $2,995,000 [via Redfin]
It's Deja Vu (But Not DJIA) All Over Again: 2170 Pacific Avenue Edition [SocketSite]
The Dow Continues To Move (While 2170 Pacific Still Hasn’t) [SocketSite]
Warm Thoughts Of A Traditional Thanksgiving Dinner (2010 Edition) [SocketSite]
On Tour As New (For The Fifth Time In Two Years): 2170 Pacific [SocketSite]

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January 2, 2013

A New Year And Listing For 2154 44th Avenue: Now Bank-Owned

2154 44th Avenue

Purchased for $450,000 in 2002 with ten percent down, in 2007 the Outer Parkside home at 2154 44th Avenue was refinanced with a $624,000 first mortgage for which it would have had to appraise.

First listed as a short sale for $429,000 six months ago, the month after which a notice of default filed, this past December 2154 44th Avenue became one of the over 500 San Francisco homes lost to foreclosure in 2012 with no bidders at $512,412 in cash on the courthouse steps.

Yesterday, the “classic two bedroom one bathroom Hollywood Bungalow on a great street in Outer Parkside” was listed anew as bank owned for $614,000 with possession at close of escrow.

∙ Listing: 2154 44th Avenue (2/1) - $614,000 [Redfin]
Foreclosures In San Francisco Peaked In 2012, Set To Fall In 2013 [SocketSite]

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December 3, 2012

Shorter Still For The Tall McSweeney Home On Santa Paula Avenue

250 Santa Paula Avenue

The Angus McSweeney designed home at 250 Santa Paula Avenue was purchased for $910,000 in 2003 having sat empty for 25 years. Following a major renovation and expansion, the St. Francis Wood property returned to the market in 2008 listed for $2,995,000 but failed to sell.

Relisted last year as a short sale for $2,399,000, the property was in contract but failed to close. And now, 250 Santa Paula Avenue is back on the market and listed for $2,100,000.

While McSweeney would likely have still recognized his house's Santa Paula façade above, we're not so sure about the unexpected expanded rear below:

250 Santa Paula Avenue

∙ Listing: 250 Santa Paula (5/6) 4,338 sqft - $2,100,000 (short sale) [Coldwell Banker]
A Restored 250 Santa Paula Avenue Comes Up Short [SocketSite]

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November 30, 2012

Picking Up The Slack For Six Million Dollars On Sacramento

2224%20Sacramento.jpg

Built on bedrock in 1891, the Slack Mansion at 2224 Sacramento Street survived the great quake of 1906. Commissioned by Judge Charles Slack, and having once served as a bed and breakfast, the eight thousand square foot home (not including a ground floor apartment), was purchased for $4,290,000 in 2005 and extensively remodeled since:

2224%20Sacramento%20Dining.jpg

2224%20Sacramento%20Kitchen.jpg

With five bedrooms, six baths and parking for eight (yes, eight), the 2224 Sacramento has just returned to the market listed for $6,250,000. Is it time to pick up the Slack?

∙ Listing: 2224 Sacramento Street (5/6) 7,893 sqft - $6,250,000 [2224sacramento.com]

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November 28, 2012

Calling All Warriors Willing To Bet On The Watermark And An Arena

501 Beale (www.SocketSite.com)

While a number of penthouses atop the Watermark at 501 Beale Street have gone back to the bank and sold for substantial discounts over the past couple of years, the 2,055 square foot Penthouse #1C on the 22nd floor at 501 Beale has just hit the market listed for $3,200,000 having been purchased as new for $2,300,000 in January of 2007.

501%20Beale%20%23PH1C%20Living.jpg

The northeast corner three-bedroom currently features "dramatic Bay, City, and Bay Bridge views," and would directly overlook the new Warriors arena and Seawall 330 developments.

Assuming, of course, that they are built below.

∙ Listing: 501 Beale Street #PH1C (3/2.5) 2,055 sqft - $3,200,000 [watermarkph1c.com]
Another Watermark Penthouse Returns To The Market Bank-Owned [SocketSite]
The Design For The Warriors San Francisco Arena On Piers 30-32 [SocketSite]
The Conceptual Details And Design Discussion For Seawall 330 [SocketSite]

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November 26, 2012

Six Months And A Modern Makeover Later, A Noe Home Returns

655 27th Street Before

Purchased as a two-bedroom "Art Deco gem" for $955,000 this past May, the Noe Valley home at 655 27th Street has been redesigned, remodeled and returned to the market as a "Mid Century Modern Envisoned" three-bedroom listed for $1,729,000.

655 27th Street

Inside, skylights now bathe the main floor and central staircase, a hot-rolled steel fireplace warms the living room, and the kitchen is finished with Viola Park walnut cabinets:

655%2027th%20Street%20Living.jpg

655%2027th%20Street%20Kitchen.jpg

Two bedrooms open to a steel and Ipe deck which shelters the ground floor master suite.

655%2027th%20Street%20Deck.jpg

And of course, as the (not so) great room looked before:

655%2027th%20Street%20Living%20Before.jpg

∙ Listing: 655 27th Street (3/2.5) - $1,729,000 [27thstreetmodern.com]

Posted by socketadmin at 2:45 PM | Permalink | Comments (47) | (email story)

November 21, 2012

Traditional Thanksgiving Thoughts With An Untraditional Floor Plan

1067 Green Interior

With an octagonal floor plan, only one of two in San Francisco, and a totally tubular glass elevator, the only one of which we know, we break tradition and leave you for the holiday weekend with the listing for the landmark Feusier Octogon House at 1067 Green Street, the asking price for which has recently been reduced to $4,500,000.

Here's to hoping your pantry is plentiful and you're surrounded by family and friends. Safe travels if you're traveling. And as always, thank you for plugging in.

San Francisco Landmark #36: Feusier Octagon House (1067 Green Street) [noehill.com]
∙ Listing: 1067 Green Street (4/3.5) 5,267 sqft - $4,500,000 [octagonhousesf.com]
Warm Thoughts Of A Traditional Thanksgiving Dinner (2011 Edition) [SocketSite]
Warm Thoughts Of A Traditional Thanksgiving Dinner (2010 Edition) [SocketSite]
Warm Thoughts Of A Traditional Thanksgiving Dinner (2009 Edition) [SocketSite]
Warm Thoughts Of A Traditional Thanksgiving Dinner (2008 Edition) [SocketSite]
Conjuring Up Warm Thoughts Of A Traditional Thanksgiving Dinner [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (3) | (email story)

The Facebook Effect On Noe

1507 Noe 2012

Nine months ago the newly constructed 3,400 square foot modern home at 1507 Noe Street hit the market listed for $2,750,000 and sold for $2,950,000 this past March. The faceless buyer of the Noe home was officially "Hangar Labs LLC," which we'll report was formed by a single Facebook engineer.

Two months after the purchase of 1507 Noe, just before Facebook went public at $38 a share, a two million dollar adjustable rate mortgage was taken on the property.

Two weeks ago, 1507 Noe quickly returned to the market listed for $3,599,000. Facebook is currently trading at $24.43 a share, which is up from $19.05 in August.

And yes, this is the house with the shower from which to see and be seen:

1507 Noe Shower

∙ Listing: 1507 Noe Street (4/3.5) 3,400 sqft - $3,599,000 [1507noestreet.com]
Say Hello To Your Little Friend (In The Shower) At 1507 Noe [SocketSite]
Facebook On The Home Front [SocketSite]
We've Been Looking Past The Overhyped Facebook Effect, Have You? [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (16) | (email story)

November 9, 2012

105 Danvers: Inside The Converted Corner Store And Stairway Code

105 Danvers

Purchased for $2,115,000 in 2005, the designer Eureka Valley home at 105 Danvers Street sold for $2,400,500 in May of 2008. The converted corner store is now back on the market and listed for $2,480,000 with no garage, but a parking pad in the back yard:

105 Danvers Parking Pad

As we wrote in 2008, if you’ve ever wondered what became of that little grocery at the corner of 18th and Danvers, here’s your chance to peek inside. And we know, earthquakes, but we do love our books (and at least they’re not over the bed).

105 Danvers Living

Oh, and as a "picky" plugged-in reader commented, and was debated, in 2008:

"nice house. nice details and materials. but one flaw..NO HANDRAIL shown on the interior stairway. this is not code compliant and not safe. opens up a nice liability lawsuit for all parties involved."

A handrail has since been installed.

105 Danvers Stairs: Before and After

UPDATE: While a handrail has been installed, as a reader notes, it's still not up to code:

Guess what? that stairway is STILL not code compliant. A guardrail is required on the open side. A guardrail is different than a handrail.
That one small section of (assumed) tempered glass is not enough. You must have a guardrail whereever there is a change in elevation of 30" or more. The bottom portion of stair needs the guardrail as well.

Our headline has since been brought up to code.

∙ Listing: 105 Danvers Street (4/3) 2,952 sqft - $2,480,000 [pacunion]
We Know, We Know...Earthquakes (But We Do Love Our Books) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (19) | (email story)

November 8, 2012

Before And After, Inside And Out: 901 De Haro On Potrero Hill

901%20De%20Haro%20Before.jpg

Above, the façade of 901 De Haro Street before its recent renovation. Below, the carefully cropped façade of the house as it now appears and on the market asking $3,450,000:

901%20De%20Haro%20After.jpg

An elevator now connects the rebuilt and expanded four-level home with four bedrooms and four baths and a living room, kitchen, dining room and deck with gas grill up top.

901%20De%20Haro%20Top%20Floor.jpg

∙ Listing: 901 De Haro Street (4/4) - $3,450,000 [901deharo.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (37) | (email story)

November 5, 2012

A Walk Run-Through Of A Minimalist Noe Home

653 Duncan

The Noe Valley lot at 653 Duncan Street was purchased for $190,000 in 1994. In 1995 a two-bedroom home was built to which a third bedroom and bath was added above the dining room in 2003. The expanded 653 Duncan sold for $1,550,000 in 2004.

653 Duncan Living

Touting "an elegant expression of minimalist architecture & design" and a "luminous style merged with modern amenities," the three-bedroom is now back on the market and listed for $2,195,000 in 2012. A walk run-through of the Noe home and its art:

∙ Listing: 653 Duncan Street (3/3.5) - $2,195,000 [653duncan.com]

Posted by socketadmin at 3:30 PM | Permalink | Comments (16) | (email story)

Schwab's 2020 Jackson Street Returns For A Skosh Less Than In 2004

2020 Jackson Street

As we reported last month:

Despite a $2,500,000 price cut to $17,500,000 in April, just prior to serving as San Francisco's 2012 Decorator Showcase home (as it was in 1991 as well), the listing for the 11,500 square foot Hellman Mansion at 2020 Jackson Street [was] withdrawn from the MLS without a reported sale after 381 days on the market.
As plugged-in people know, the Julius Kraft designed property was built in 1902 as a wedding gift for Wells Fargo Bank President Isaias Hellman's daughter and is owned by the Catherine Schwab Revocable Trust which purchased the property for $15,000,000 in 2004.

On Saturday, 2020 Jackson Street was listed anew with an official "one day" on the market and an "original list price" of $14,900,000, a skosh below its sale price in 2004.

2020 Jackson Dining Room

The dining room frieze remains intact post-showcase and the kitchen(s) remodeled.

∙ Listing: 2020 Jackson Street (7/7.5) 11,500 sqft - $14,900,000 [2020jacksonst.com]
Designer Remnants Redux: Schwab's Showcase Home Withdrawn [SocketSite]
A Pre-Showcase $2,500,000 Price Cut For 2020 Jackson [SocketSite]
Showcasing 2020 Jackson Street [SocketSite]
The Hellman Mansion Officially Hits The Market Listed For $20 Million [SocketSite]
2020 Jackson’s Storied Past (And Currently Staging) [SocketSite]
Designer Remnants On Vallejo [SocketSite]
2012 Decorator Showcase Sneak Peek And Kitchen Before And After [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (11) | (email story)

November 2, 2012

Family And Contractor Friendly In Noe Valley The Castro

257 Collingwood

The 2,900 square foot house at 257 Collingwood was purchased for $1,650,000 in 2007. Four months ago, plans to remodel, raise the house, expand to 4,100 square feet and add a missing garage were approved with an estimated project cost of $660,000.

In the words and opinion of a tipster:

It’s a great big, gracious house, really beautiful place. But it’s awkward for the market [in its current state and] a 5BR family friendly house in the Castro, if that even matters anymore (in the old days I always used to find these kind of houses labeled "Noe Valley" in the newspaper ads, just to lure in the right demographic).

Also noted by our tipster, the owner is actually a contractor who is now selling the place as-is and asking $2,170,000. And yes, despite 32 listing photos, there isn’t a single picture of the current kitchen (see paragraph above with respect to the plans to remodel).

∙ Listing: 257 Collingwood (5/3) 2,931 sqft - $2,170,000 [257collingwood.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (30) | (email story)

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).

2555 Larkin #6 Kitchen

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:

2555 Larkin #6 Workstation

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]

Posted by socketadmin at 9:00 AM | Permalink | Comments (18) | (email story)

October 26, 2012

Contemporary Penthouse Under Cover Of Victorian Façade Take Two

1770 Fell

As we wrote about 1770 Fell Street #5 in July of 2010:

You should know we’re suckers for natural light and indoor/outdoor living (especially when off the kitchen). Radiant heat, three car parking, and proximity to the park never hurts.
And the saunas (both dry and steam) atop 1770 Fell are simply a bonus.

Listed for $1,600,000 at the time, the penthouse condo was withdrawn from the market without a reported sale two years ago and listed for rent at $5,950 per month.

1770 Fell #5 Kitchen

It's now two years later and take two for the nearly two thousand square foot condo which has been listed anew for $1,599,000 with transfer at possession of escrow.

∙ Listing: 1770 Fell #5 (3/2) 1,984 sqft - $1,599,000 [Redfin]
Contemporary Penthouse Under Cover Of A Victorian Façade [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (9) | (email story)

October 23, 2012

Pushing The Architecture + Design Envelope Over In Noe

264 Clipper Street

As we wrote and revealed about 264 Clipper Street back in 2009:

The Envelope Architecture + Design remodel of 264 Clipper Street over in Noe Valley lands in The New York Times today.
Purchased for $1,368,000 in August of 2005 according to public records ("$1 million in 2005" according to the Times). Renovated at a cost of "just under $500,000" in 2007.
There's a sweet little studio below with garage door leading to a backyard designed by Flora Grubb. And sorry, it's not on the market...

While it wasn’t on the market then, it is now and has just been listed for $2,250,000.

264%20Clipper%20Kitchen%202012.jpg

And yes, this is the one with the Space Invader embedded in the concrete out front:

264 Clipper Street Space Invader

And another garage door out back.

264 Clipper Rear Facade

∙ Listing: 264 Clipper Street (3/2) 2,144 sqft - $2,250,000 [Redfin]
Skate Design Or Die: Pushing The Envelope On 264 Clipper Street [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (25) | (email story)

October 19, 2012

Welcome To Bernal Flipper Heights

Flipper Heights

We don’t consider development projects like 455 Prentiss to be flips. The quick resale of 15 Nebraska, however, fits the flipping bill. In the words of a plugged-in tipster with respect to the Bernal property which sold for $660,000 this past July (i.e., three months ago):

Sellers stayed in the home for a month or two after closing. Sellers finally moved out maybe 2 or 3 weeks ago and all the buyer did was repair floors, install some windows, very inexpensively update kitchen and a bath, and paint…

The 1,610 square foot home at 15 Nebraska with an unwarranted cottage out back has just been listed for $799,000 with "offers to be reviewed on 10/30 by 5pm" and no recent permits for any substantive work online.

15 Nebraska

Welcome back to Bernal Flipper Heights.

∙ Listing: 15 Nebraska (3/3) 1,610 - $799,000 [Redfin]
Before And After At 455 Prentiss: Contemporary Bernal Heights [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (16) | (email story)

October 18, 2012

Fifty Shades Of Saitowitz Grey

1234 Howard: Exterior

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.

1234 Howard #1A4 Living

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:

1234 Howard #1A4 Kitchen

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]

Posted by socketadmin at 1:30 PM | Permalink | Comments (21) | (email story)

October 15, 2012

Sixteen Months Later And Asking Ten Percent More On Saint Germain

140 Saint Germain: View

As we wrote when the finished 140 Saint Germain first hit SocketSite in early 2011:

It’s another high-end home that’s not yet listed on the MLS. But as a plugged-in reader notes, the new 140 Saint Germain no longer only exists in renderings, but has been finished, photographed and priced at $5,000,000.
As we wrote about the property in 2008: "It’s truly a fixer, but with the requisite bones, big city views, and two atriums (not to mention decks and parking)."

As we reported four weeks later, in June of last year:

…while it never hit the MLS, according to a plugged-in tipster, the sale of 140 Saint Germain has closed escrow with an unreported contract price of $5,200,000 ($912 per square foot), the highest of three offers.

And as a reader notes, 140 Saint Germain is now back on the market sixteen months later and asking ten percent more ($5,695,000).

140 Saint Germain: Kitchen

∙ Listing: 140 St. Germain (5/7) 5,701 sqft - $5,695,000 [140stgermain.com] [Floor Plans]
140 St. Germain: From Renderings To Reality And A $5,000,000 Ask [SocketSite]
140 Saint Germain: Rendered Meat On The Bones And Coming Soon [SocketSite]
A Fixer With Big Views And The Requisite Bones: 140 St. Germain [SocketSite]
140 St. Germain: From Renderings To Reality To Sold For $5,200,000 [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (8) | (email story)

October 11, 2012

Price Tag For YouTube Founder's Penthouse Pad: $8,000,000

The day after we broke the news, YouTube co-founder Steve Chen’s penthouse pad was quickly listed with two bedrooms, which includes "the game room" from which the pool table has been removed, and a price tag of $8,000,000 ($2,612 per square foot).

Comments: YouTube Co-Founder's Ritz-Carlton Penthouse Up For Grabs [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | (email story)

October 10, 2012

Scoop: YouTube Co-Founder's Ritz-Carlton Penthouse Up For Grabs

690%20Market%20%232402%20Dining.jpg

YouTube co-founder Steve Chen purchased one of four penthouse shells atop the Ritz-Carlton Residences in San Francisco for $4,850,000 in 2007 and proceeded to have the 3,000 square foot, two-level condo built-out as an überswank one-bedroom bachelor pad.

690%20Market%20%232402%20Bedroom%20Detail.jpg

Having since gotten married and had two kids, the family has recently moved south to the Peninsula. And according to a plugged-in source, Chen is finally giving up the penthouse.

690 Market Street #2402 Living Room

From Interior Design which featured the build-out and design by Melissa Winn Interiors with Joel Sanders and Winder Gibson Architects back in 2010:

Unifying [the two levels] visually, a double-height living area is overlooked, mezzanine-style, from the balconies of the master suite and a contiguous space designed as a game room that could double as guest quarters.

690 Market Street #2402 Game Room

An Eero Saarinen armchair and a Vladimir Kagan lounge chair and footrest outfit a sitting area in the master bedroom, where the bed's blue-gray upholstery plays off the blue wall paint. The wool-silk shag, meanwhile, is a slightly creamier white than the oatmeal-colored rug down in the living area.

690 Market Street #2402 Bedroom

Behind [the bed's Corian headboard], dividing the bedroom from the bathroom, a glass wall can change from clear to frosted and back again at the flip of a switch. A less high-tech privacy device is the set of white stacked pocket doors that slide out to close off the bedroom from the game room.

While Chen's penthouse pad isn't yet listed, nor up on YouTube for that matter, it is very quietly being shopped. So quietly, in fact, that we haven't been able to confirm a price. But if a couple of our sources are correct, Chen is estimated to have spent nearly as much on the build-out as the shell, so the asking price should be interesting.

UPDATE: The day after we broke the news, the penthouse was listed with two bedrooms, which includes the game room, and a price of $8,000,000 ($2,612 per square foot).

∙ Listing: 690 Market Street #2402 (2/2.5) 3,063 sqft - $8,000,000 [ritzph.com]
YouTube founder shares his San Francisco penthouse [interiordesign.net]

Posted by socketadmin at 1:30 PM | Permalink | Comments (21) | (email story)

October 9, 2012

A Million Dollar Cut For The Modern Saitowitz On Union Street

2555 Union Street

As we first reported with respect to the modern Cow Hollow home at 2555 Union Street which was redesigned by Stanley Saitowitz/Natoma Architects and listed with a $9,250,000 price tag last year, even if you can’t afford it, you'll likely want to take a peek inside.

Reduced to $8,950,000 earlier this year, the asking price for 2555 Union Street has just been reduced another million dollars, now asking $7,950,000.

As a plugged-in reader reported last year, the house was originally designed by architect Nancy Sheinholtz in the style of sister house next door. The current owners of 2555 Union acquired it in 1993 for $1,650,000 before engaging Saitowitz to redesign the house a decade later. We’ll keep all comments on our original post.

A Peek Inside The Saitowitz Designed Home At 2555 Union Street [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | (email story)

A Penthouse Monopoly And Moving On Up From Pacific Heights

1170 Sacramento #19B View

As a plugged-in reader wrote when we first reported that 1170 Sacramento #19B was in contract having been listed for $6 million or $3,000 per square foot:

No doubt the new owner is the same First Republic Bank exec that swooped up PH A and C. Both within the last year. Now he can build out a full floor penthouse mecca. Who else would have paid the over-the-top asking price? Only someone that had to have it.

As we reported after the deed was recorded and the sale very quietly closed escrow at $5,565,500 (a record $2,784 per square foot), the buyer was, in fact, the aforementioned First Republic Bank Chairman and CEO that had to have it and now owns the entire floor.

And as a plugged-in reader presciently commented eight months ago:

I wouldn't be surprised if [a top agent] ends up with a nice view listing on Vallejo in a year or so. I don't know the family well, but 10 years ago I ended up at a Christmas sing along party at the Vallejo house and didn't spend much time singing in the front room with the piano since the view at the back of the home was just amazing...

While not yet listed, the CEO's home at 2636 Vallejo is now on the market and asking $11,500,000 for the 7,050 square foot house with big bay views out the back.

2636%20Vallejo%20View.jpg

∙ Listing: 2636 Vallejo (7/5.5) 7,050 sqft - $11,500,000 [2636vallejo.com]
Scoop: A Record $3,000 Per Square Foot In San Francisco Within Sight [SocketSite]
Shooting For A Record $3,000 Per Square In San Francisco [SocketSite]
The Shell Of The Northern Penthouse Atop 1170 Sacramento Sells [SocketSite]
A Record $2,784 Per Square Foot In SF And Bank (Executive) Owned [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (14) | (email story)

October 5, 2012

Back In The Black But Now Dining In The Red And Playing Down Below

299 Santa Paula Avenue

Briefly in contract for a rumored $5,400,000 in 2009 when asking $5,900,000, the nearly 11,000 square foot Mediterranean styled villa at 299 Santa Paula Avenue ended up selling for $4,400,000 in early 2011.

299 Santa Paula Living

It’s now eighteen months later and the property is back on the market and listed for $5,000,000. While the sellers are hoping to be back in the black on their investment, they've redecorated a bit and have been in the red in their dining room.

299 Santa Paula20Dining%202012.jpg

And down below, there's now a sound proofed studio off the industrial styled media room for playing music (or any other kind of playing that might make noise):

299%20Santa%20Paula%20Media%202012.jpg

As the red dining room looked before:

299 Santa Paula Dining Before

∙ Listing: 299 Santa Paula Avenue (5/6) - $5,000,000 [299santapaulaave.com]
Mi Casa Es…Muy Sweet (And Large): 299 Santa Paula Avenue [SocketSite]
299 Santa Paula Avenue: Still Muy Sweet But Now Under Cinco [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (11) | (email story)

October 4, 2012

If Not Gangnam, Gaggenau Style On Saint Germain

37 Saint Germain

Listed for $7,500,000 in 2006, the 7,000-plus square foot Clarendon Heights home at 37 Saint Germain was withdrawn from the market in 2007 without a reported sale.

37 Saint Germain Stairway

Names to be dropped in the kitchen include SubZero, Wolf and Gaggenau. There's a brick barbecue with limestone top and wood-burning pizza oven on the patio out back.

37 Saint Germain Kitchen

It's about to be listed for $5,900,000 in 2012. And yes, there are some rather big city and bay views, especially from the master terrace (click the following image to enlarge):

Full Disclosure: The listing agent for 37 Saint Germain advertises on SocketSite but provided no compensation for this post.

∙ Listing: 37 Saint Germain (6/7.5) 7,557 sqft - $5,900,000 [37stgermain.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (14) | (email story)

Calling All Psy-chics: Apples-To-Apples On States

219 States Street

Condo converted in early 2011, the upper level two-bedroom condo at 219 States Street hit the market a year ago listed for $1,129,000 and sold for $1,025,000 this past December.

219%20States%20Bedroom.jpg

While the red oak floors might have been refinished, the condition of the Corona Heights condo is otherwise the same as ten months ago and it's back on the market and listed for $1,049,000, Gangnam apples-to-apples style. Calling all Psy-chics to predict the close...

∙ Listing: 219 States Street (2/2) 1,397 sqft - $1,049,000 [219states.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (7) | (email story)

October 2, 2012

Designer Remnants Redux: Schwab's Showcase Home Withdrawn

2020 Jackson Street

Despite a $2,500,000 price cut to $17,500,000 in April, just prior to serving as San Francisco's 2012 Decorator Showcase home (as it was in 1991 as well), the listing for the 11,500 square foot Hellman Mansion at 2020 Jackson Street has been withdrawn from the MLS without a reported sale after 381 days on the market.

As plugged-in people know, the Julius Kraft designed property was built in 1902 as a wedding gift for Wells Fargo Bank President Isaias Hellman's daughter and is owned by the Catherine Schwab Revocable Trust which purchased the property for $15,000,000 in 2004.

The 2011 Decorator Showcase home at 2950 Vallejo which had been on the market asking $25,000,000 in 2008 remains listed for $19,500,000 in 2012.

A Pre-Showcase $2,500,000 Price Cut For 2020 Jackson [SocketSite]
Showcasing 2020 Jackson Street [SocketSite]
The Hellman Mansion Officially Hits The Market Listed For $20 Million [SocketSite]
2020 Jackson’s Storied Past (And Currently Staging) [SocketSite]
Designer Remnants On Vallejo [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (6) | (email story)

September 28, 2012

A Showcase Second Bedroom (So To Speak)

1271 Bosworth

Luckily the eclectic English cottage at 1271 Bosworth is tucked away behind a gate as the "showcase" second bedroom has taken the place of the garage:

1271 Bosworth Bedroom

Purchased for $780,000 at the end of 2009 when offered for $1,075,000 along with an adjacent open lot, the Glen Park property is back on the market and listed for $899,000.

1271 Bosworth Kitchen

The status of the aforementioned open lot we haven't confirmed.

∙ Listing: 1271 Bosworth Street (2/2) - $899,000 [1271bosworth.com]

Posted by socketadmin at 12:45 PM | Permalink | Comments (8) | (email story)

September 26, 2012

The Height Of The Heights And An Unnamed Real Estate Tycoon

100 Palo Alto

Custom built for former San Francisco Mayor Elmer E. Robinson in 1953, the Mid-Century home at 100 Palo Alto Avenue hit the market in March 2008 listed for $4,000,000 and closed escrow that April with a recorded contract price of $5,625,000.

100 Palo Alto Living

Returned to the market listed for $6,400,000 in 2010, after 341 days on the MLS and a couple of reductions, the Clarendon Heights home was withdrawn from the market in early 2011, last asking $4,950,000.

100 Palo Alto Kitchen

The four-bedroom home is now back on the market, listed anew for $4,995,000 in 2012 and touting "formerly owned by a local real estate tycoon" whom we have yet to identify.

∙ Listing: 100 Palo Alto Avenue (4/4.5) - $4,995,000 [100-paloalto.com]
Forget The Rock Star Lifestyle, Anybody Want To Live Like A Mayor? [SocketSite]
An Ex-Mayor’s Mid-Century Clarendon Heights View Manse Returns [SocketSite]
Less Great Expectations For Ex-Mayor's Mid-Century Modern Home [SocketSite]
As The Market Turns: Another Quick Cut For 100 Palo Alto [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (13) | (email story)

September 24, 2012

Building Upon A Bungalow’s Arts & Crafts Bones

4031%2021st%20Street.jpg

Built as a one story Arts & Crafts bungalow with two bedrooms in 1916, and purchased for $362,000 in 1993, in 1999 the owners of 4031 21st Street hired an architect and artist to renovate and expand the home to three-stories with four bedrooms.

4031 21st Street Living

Recycled goods and hardware starred in the expansion:

4031 21st Street Second Floor

A number of contemporary touches and conveniences have made an appearance as well.

4031 21st Street Kitchen

The Eureka Heights home is now back on the market and listed for $2,855,000, one of fourteen (14) San Francisco properties to be listed for over $2,500,000 this week for a total of seventy seven (77) in listed inventory.

A total of two-hundred and thirty-six (236) properties in San Francisco have sold for over $2,500,000 in the past year, representing less than four (4) percent of all sales.

∙ Listing: 4031 21st Street (4/3) - $2,855,000 [4031-21st.com]
A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (12) | (email story)

September 21, 2012

Mid-Century Modern With Contemporary Flair

125 Mountain Spring Avenue

Purchased for $2,700,000 in May 2008 then remodeled in 2009, the Mid-Century Modern home at 125 Mountain Spring Avenue features light and airy rooms throughout.

125 Mountain Spring Avenue Living

The Mid-Century aesthetic has survived and a bit of contemporary flair has been added:

125 Mountain Spring Avenue: Kitchen

With four bedrooms and a Japanese soaking tub in the new master suite, the Clarendon Heights home is now back on the market and listed for $2,875,000.

∙ Listing: 125 Mountain Spring Avenue (4/3.5) - $2,875,000 [125mountainspring.com]

Posted by socketadmin at 3:15 PM | Permalink | Comments (13) | (email story)

Before And After For A Little (At Least Then) Lower Pac Heights Home

2882 Pine Street: Before

Billed as a "Quaint Italiante (sic) Victorian Single Family Home in need of TLC" with one bedroom and one bath, the 864 square foot single-family Lower Pacific Heights home at 2882 Pine Street sold for $661,000 in May of 2011.

2882 Pine Street: After

Having just finished up a remodeling and expansion, the now three-bedroom home with two and one-half baths across two floors is back on the market and listed for $1,595,000, looking a bit more modern both outside and in:

2882 Pine Street Kitchen

According to the permit which was issued earlier this year, the side yard and storage space on the first floor was infilled with habitable space and the deck was added over the garage.

2882 Pine Street Living

And of course, the living room and kitchen before:

2882 Pine Street Living: Before

∙ Listing: 2882 Pine Street (3/2.5) - $1,595,000 [2882pine.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (4) | (email story)

September 20, 2012

The Big Plans And Prices For Three Übermodern San Francisco Homes

Block%203900%20Rendering.jpg

The smallest of three modern glass, steel and timber "Block 3900" homes that have yet to be built but are being marketed for sale pre-construction, 3927 19th Street has just been listed for $4,995,000 with plans for a 4,019 square foot three-bedroom main residence over a two car garage and a 1,581 square foot two-bedroom "guest house" behind.

Block 3900 Floors

The other two proposed modern homes measure 4,612 square feet for 3929 19th Street and 4,784 square feet for 3931 19th Street (with a 1,650 square foot guest house and a 1,800 square foot guest house respectively behind) as planned:

3929%2019th%20Street%20Rendering.jpg

The middle home rendered above was quietly being marketed for a half-million dollars more than 3927 19th Street in April, a full million more for the largest home at 3931 19th.

Block 3900 Living

Construction is projected to last eighteen (18) months from ground breaking. The "Block 3900" lots with three existing "guest houses" which would be rebuilt:

Block 3900 Lot

Block 3900: Floor Plans [block3900.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (33) | (email story)

September 19, 2012

Born A Three-Unit Building, Rebuilt As A 5,000 Square Foot SF Home

350 Collingwood

Built as a three-unit Mid-Century building, 350 Collingwood was legally expanded and converted into a 5,246 square foot single-family home circa 2003.

350%20Collingwood%20Living.jpg

In 2005, the renovated home sold for $3,595,000 with four bedrooms across two levels and a two car garage below, an elevator, and a rather cherry kitchen on the top floor:

350%20Collingwood%20Kitchen.jpg

The adjacent landscaped lot at 342 Collingwood (the "Grounds") fetched another $1,000,000, for a total purchase price of $4,595,000 in 2005.

342 Collingwood

With big views of San Francisco from the living room and enviable roof deck, the Eureka Valley home has returned to the market listed for $4,750,000 together with the lot.

350%20Collingwood%20Roof%20Deck.jpg

UPDATE: While the parcel with the house at 350 Collingwood sold for $3,595,000 in 2005, as a plugged-in reader correctly catches, the adjacent landscaped and integrated lot at 342 Collingwood sold for $1,000,000, a total purchase price of $4,595,000 in 2005 for the property that's listed as 350 Collingwood today. Since clarified above and our apologies for any confusion.

∙ Listing: 350 Collingwood (4/4.5) 5,246 sqft - $4,750,000 | Floor Plans [nealward]

Posted by socketadmin at 3:15 PM | Permalink | Comments (32) | (email story)

September 18, 2012

Boom Goes 2300 Broadway

2300 Broadway

Built as the sister project to 2306 Broadway in 1989, the 4,084 square foot home at 2300 Broadway has hit the market listed for $6,200,000 with three bedrooms, three baths, and two parking spaces as well, but only one shared wall and a rather modern(e) kitchen.

2300%20Broadway%20Kitchen.jpg

As plugged-in people know, the 3,910 square foot home at 2306 Broadway most recently sold for $5,235,000 in 2009 having been purchased for $6,600,500 in the year 2000, down 21 percent from the height of San Francisco’s dotcom days and previous economic boom.

2300 Broadway

∙ Listing: 2300 Broadway (3/3) 4,084 sqft - $6,200,000 [2300broadway.com]
An Überprime Data Point Closes Escrow Down On Upper Broadway [SocketSite]
San Francisco Employment Trends And Dot-Com Context [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (18) | (email story)

September 14, 2012

Infinity Tower Two Duplex Gets A Third Bath (And Priced With A Three)

338%20Spear%20%2339C%20Deck.jpg

One of only a few duplex units in the two towers of the Infinity, 338 Spear Street #39C was purchased for $1,760,000 with three bedrooms and two and one-half baths in April 2010.

338%20Spear%20%2339C%20Kitchen.jpg

Last year, permits were issued to reconfigure and add a shower in the half-bath, and to add pocket doors between the bathroom, bedroom and living space on the main floor.

338%20Spear%20%2339C%20Guest%20Bath.jpg

Now sporting three full baths, a remodeled kitchen, and having recently been measured at 1,800 square feet inside and 470 square feet out, 338 Spear Street #39C is back on the market, but not yet listed, and priced at $3,200,000.

Full Disclosure: The listing agent for 338 Spear Street #39C advertises on SocketSite and provided a preview tour of the property but no compensation for this post.

∙ Listing: 338 Spear Street #39C (3/3) - $3,200,000 [infinityviews.com]
Infinity Tower Two Sales Announcement (And A Buyer’s Translation) [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (16) | (email story)

September 12, 2012

Before And After At 455 Prentiss: Contemporary Bernal Heights

455%20Prentiss%20Living%202012.jpg

Purchased for $467,500 as 2,080 square foot bank-owned home with an eviction in process this past December, 455 Prentiss has just returned to the market as a renovated 2,800 square foot "Bernal Heights masterpiece" with a "fashionable clear cedar and contemporary stucco facade" and a rather contemporary list price of $1,549,000.

455%20Prentiss%202012.jpg

As the property appeared in December in a less fashionable state:

455%20Prentiss%20Before.jpg

In 2006, the property was financed with a $637,000 note which was past-due by $20,517 in the middle of 2010 before being taken back by the bank a year later.

∙ Listing: 455 Prentiss (4/3.5) 2,800 sqft - $1,549,000 [paragon-re.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (22) | (email story)

September 7, 2012

'Bama By Three(s) Up In Bernal Heights

1755%20Alabama%20Exterior.jpg

Purchased new for $1,375,000 in January 2011 with a listed 2,063 square feet, the modern Bernal home at 1755 Alabama has just returned to the market listed for $1,495,000.

1755%20Alabama%20Living.jpg

There are three bedrooms and three baths across three levels and decks on each.

1755 Alabama Dining

∙ Listing: 1755 Alabama (3/3) - $1,375,000 [1755alabama.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (10) | (email story)

September 6, 2012

In The Land Of Baby Bumps, The Second Bathroom Is Key

Beyond a modern color scheme and "approval from [the] HOA" (but not yet the city) to replace the condo's front parlor with a second bathroom and a third bedroom, the new listing for 668 Elizabeth Street at $1,049,000 is looking rather apples-to-apples versus July of 2009 when the 1,684 square foot Noe Valley property was purchased for $930,000.

In the land of baby bumps, the second bathroom is king key.

∙ Listing: 668 Elizabeth Street (2/1) 1,684 sqft - $1,049,000 [Redfin]

Posted by socketadmin at 9:00 AM | Permalink | Comments (9) | (email story)

September 5, 2012

Our Restored And Renovated Craftsman Crush At 1445 Cole Returns

1445 Cole Dining

The restored and renovated Craftsman home at 1445 Cole Street hit the market listed for $1,925,000 in early 2008. It sold for $1,819,000 that June.

1445 Cole Kitchen

Three months later, permits for a 198 square foot addition and rear deck extension were filed, the revised plans for which were finally approved earlier this year.

1445%20Cole%20Rear%20Deck%202012.jpg

With plans in-hand and our crush intact, 1445 Cole Street is now back on the market and listed for $1,775,000. But alas, the Ruth Asawa which had hung in entryway is long gone.

1445 Cole Ruth Asawa

∙ Listing: 1445 Cole Street (3/2) 1,860 sqft - $1,775,000 [1445cole.com]
Quite Simply, We’re Completely Crushing On This Craftsman On Cole [SocketSite] 

Posted by socketadmin at 12:00 PM | Permalink | Comments (22) | (email story)

September 4, 2012

The (366) Liberty Belle Returns

366 Liberty

As we first reported two weeks ago with respect to the sale of 740 Church Street, "the buyers are from two blocks away, having purchased 366 Liberty for $2,575,000 in 2009, the sale of which we featured at the time and a property we wouldn't be surprised to soon see returned to the market."

366 Liberty Street has now returned to the market listed for $2,995,000 which shouldn't catch any plugged-in readers (who've had at least an extra week to prepare) by surprise.

366 Liberty Living

As a reader wrote when the property was on the market in 2009:

It's quite an amazing house, very understated (except the price). On a double lot so you have a very large living room and master bedroom off a huge deck that extends to the width of the house. Access to the house is through a very peaceful and private front yard. This is one case where the listing photos do not do justice to this house.

And once again, don't forget about the view(s).

366 Liberty: View

∙ Listing: 366 Liberty Street (3/2.5) - $2,995,000 [apr.com]
The Local Scoop: Behind The Purchase Of 740 Church Street [SocketSite]
The Liberty Belle (366 Liberty) Is Rung Again And By The AIA [SocketSite]
A Ringing Endorsement For A Liberty Belle (366 Liberty) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (8) | (email story)

August 30, 2012

Modern Tales Of The City From A Contemporary Perch On Napier Lane

Napier%20Lane%20sign.jpg

Napier Lane holds a special place in our hearts. It is quintessential San Francisco: an enclave of quirky homes that are perched along a wooden byway on the side of Telegraph Hill, can only be reached by way of the Filbert Steps, and offer sweeping views of the bay.

14-16%20Napier%20Lane.jpg

In 1999, the 1,800 square foot condo at 16 Napier Lane was purchased for $845,000. In 2003, the owners of number 16 purchased the 750 square foot number 14 for $575,000.

16%20Napier%20Living.jpg

Remodeled in 2007, the two-unit building which was built in 1991 is now back on the market as a modern single-family home with two front doors and listed for $2,450,000.

16%20Napier%20Master.jpg

And no, there isn't any parking.

∙ Listing: 14-16 Napier Lane (3/4.5) 2,750 sqft - $2,450,000 [Sotheby's]
Your Chance To Live On Napier Lane (22 Napier Ln) [SocketSite]
Filbert Steps: Stairways of San Francisco [sisterbetty.org]

Posted by socketadmin at 4:30 PM | Permalink | Comments (8) | (email story)

August 24, 2012

Inside The Urban Pad At 2495 Harrison And Behind The Plans For More

2495 Harrison Street 2012

As we first wrote about 2495 Harrison Street last year:

A saloon in 1888, vacant since 2008, and having served as a commercial space between, as proposed the single-story building at 2495 Harrison Street would be converted into a nonprofit community facility d.b.a. "The Seed Fund for the Studio for Urban Projects."
In addition to the renovation, as proposed a three-story single-family home of 1,400 square feet would be built on the back of 2495 Harrison Street's lot. San Francisco's Planning Department supports the project, the Planning Commission will vote this week.

While the conversion and expansion of the existing building for use as a community center was approved, as far as we know it never came to be and instead the building was remodeled as a lofty one-bedroom urban pad with parking for three cars.

2495 Harrison Interior 2012

Purchased for $550,000 in 2010 prior to the remodel, the property is now back on the market and listed for $828,000 including the plans, but no permits, for the new home to be built upon the aforementioned parking spaces out back.

2495 Harrison Street Rendering

∙ Listing: 2495 Harrison Street - $828,000 [paytonbinnings.com]
From Saloon To Nonprofit And Single-Family Home On Harrison [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (14) | (email story)

438 Roosevelt Returns Listed For 24,490 Benjamins

438 Roosevelt in 2010 (www.SocketSite.com)

As we wrote about 438 Roosevelt when it was on the market in 2007 asking $2,995,000:

Get over the choice of exterior paint and get inside: big windows, views and lots of light; a steel and glass staircase; an open kitchen with bomber appliances and access to the patio/garden; and a three car garage.

Repainted, relisted and reduced to $2,495,000 in 2010, the property was withdrawn from the market near the end of 2011 last asking $2,295,000. It’s now back and listed anew for $2,449,000 with two bedrooms and parking spaces versus the previous three and three.

438 Roosevelt Interior

Once again, the lot upon which the house now sits was purchased for $500,000 in 1999, and the new home first sold for $2,275,000 in 2002 having been listed for $2,850,000.

438 Roosevelt Living

∙ Listing: 438 Roosevelt Way (2/2.5) - $2,449,000 [438roosevelt.com]
More Monday Morning Modern (Or Is It Contemporary?) [SocketSite]
The Green Is Gone At 438 Roosevelt [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (4) | (email story)

August 23, 2012

No One Made Him Move Last Month, Now Will Anyone Let Him?

Purchased for $360,000 in June 2009, last month the quaint little two-story townhome at 4431 Kirkham was quietly testing the market with a "make me move" price of $500,000.

While the make me move offer has since been deleted, apparently the owner now wants to move and the 560 square foot one-bedroom has just been listed for $399,000.

∙ Listing: 4431 Kirkham Street (1/1) 560 sqft - $399,000 [via Redfin]

Posted by socketadmin at 1:45 PM | Permalink | Comments (11) | (email story)

Robin Williams' 3 Kevlar Wrapped Safe Rooms (And 650 Acre Estate)

Villa%20Sorriso%20Exterior.jpg

Robin Williams is trying to unload his 650 acre "Villa Sorriso" estate that’s located at the end of Wall Road between Sonoma and Napa Valleys for $35,000,000.

Villa%20Sorriso%20Kitchen.jpg

In addition to five bedroom suites, the 20,000 square foot Limestone villa features three Kevlar wrapped safe rooms, a rather legitimate wine cellar, and an Alder paneled theater.

Villa%20Sorriso%20Theater.jpg

Also on the estate: a 3,000 square foot property manager's residence; a working 24-acre vineyard; a grove of over 100 olive trees; an array of 36 solar panels producing 300-400 amps perfect for helping to light the outdoor tennis court; and a 2-acre pond.

Villa%20Sorriso%20Pond.jpg

∙ Listing: Villa Sorriso, Napa - $35,000,000 | Brochure [villasorrisonapa.com]

Posted by socketadmin at 10:15 AM | Permalink | Comments (12) | (email story)

August 21, 2012

A "Remodeled" 15 Surrey Street Returns Five Times As Large

15 Surrey Street Before

As we wrote about 15 Surrey in early 2010, having been purchased for $731,000 in 2007:

Listed for $995,800 [in October of 2009] touting "READY to brake (sic) ground," the 625 square foot one bedroom home at 15 Surrey with approved plans to become an "over 2800" square foot four-bedroom/three and one-half bath Glen Park view home has returned to the market asking $895,800.
The clock is now ticking, however, as the new listing notes: "permits issued." Keep in mind that the permits are technically for a "remodel" of the current property including a vertical and horizontal addition of 1,800 square feet (no word on what would appear to be an unaccounted for 375 square feet).

The old 15 Surrey ended up selling for $540,000 in April of 2011 with demolition and reconstruction following soon thereafter, followed by a neighbor’s complaint:

Work on going way beyond the scope of [the permit]: building a fourth or 3rd and 1/2 floor @back, completely blocking neighbors' view. It's not visible from the front [of the house].

From the building inspector’s notes who was assigned to the case:

The designs were not seen or approved by affected neighbors. We were unable to approve/deny the permit drawings. I would not have approved the architectural plans.

That being said, the building was found to be within the scope of what was approved by City Planning, the neighbor's complaint was dismissed, and construction continued.

15%20Surrey%20Street%2020122.jpg

Now touting three bedrooms across 3,406 square feet, the rebuilt single-family home at 15 Surrey Street is back on the market and seeking $2,149,000.

∙ Listing: 15 Surrey Street (3/4.5) 3,406 sqft - $2,149,000 [15surrey.com]
Suspended Disbelief (And Renderings) For 15 Surrey [SocketSite]
15 Surrey Relisted And Reduced (And The Permit Clock Is Ticking) [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (32) | (email story)

August 17, 2012

From In The Red To A Rather Red Apple On Auburn Street

12 Auburn 2012

As we first wrote about the single-family home at 12 Auburn Street in January 2011:

So there's no deeded parking and Nob Hill, but it is a rather cute little two-bedroom at 12 Auburn that’s just returned to the market after a one-month hiatus, only it's now listed as a short sale for "$699,000" having been purchased for $700,000 in May 2005.
The property had been listed for as much as $898,000 just four months ago prior to three prices reductions and then being withdrawn from the MLS at the end of December.
We might suggest structuring any offer to include the contents of the "wine cellar." If you're successful, don't forget those invitations to the housewarming. And as design aside, we are rather enamored with their urban gate.

And as we reported four months later in May of 2011:

The sale of 12 Auburn closed escrow today with a reported contract price of $678,400, three percent ($21,600) under its 2005 price. Don’t feel too sorry for the seller, however, as the property was refinanced in 2007 with a first mortgage for $712,500 and a second for $142,000, a total of $854,500 in debt for which the property would have had to appraise.
And yes, the short-seller, who was also the agent, was in default with JPMorgan Chase at the time of the sale.

Having since been repainted a bright red, a fine homage to its last sale, the "rarely available" home at 12 Auburn has again returned to the market, now listed for $745,000.

And apparently the aforementioned wine cellar is now a "den/home office," see the couch?

∙ Listing: 12 Auburn Street (2/1) - $745,000 [via Redfin]
12 Auburn Comes Up Short On Nob Hill [SocketSite]
Well, It Really Wasn’t The Seller Who Came Up Short On 12 Auburn... [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (13) | (email story)

August 13, 2012

Lofty Expectations For ClockTower #656

While recently painted and redecorated, the kitchen, baths and layout inside the 1,560 square ClockTower loft building #656 look to be relatively the same as when purchased for $1,085,000 ($695 per square foot) in January 2010.

With one loft bedroom over the kitchen, two full baths and two car parking, 461 2nd Street #656 has returned to the market in 2012 listed for $1,995,000 ($1,279 per square).

∙ Listing: 461 2nd Street #656 (1/2) 1,560 sqft - $1,995,000 [McGuire]
The ClockTower Lofts (461 2nd Street) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (13) | (email story)

August 10, 2012

Inside The Old Wing’s Steam Laundry Building On Duboce

467-471 Duboce (www.SocketSite.com)

The old Wing's Steam Laundry building on Duboce was taken down to the studs in 2008. Reconfigured and redesigned by Kennerly Architecture, the first of four new Tenancy in Common units sold as 467A Duboce, a two-bedroom, for $785,000 this past October.

467A Duboce

This past June, the 1,281 square foot old storefront two-bedroom hit the market listed for $969,000 as 471 Duboce but was withdrawn without a reported sale in July.

471%20Duboce%20Living.jpg

Today, the three-bedroom 469 Duboce hit the market listed for $1,275,000 with a 13-foot ceiling in the living room and mahogany-window wall with sliding doors opening to a deck:

469%20Duboce%20Living.jpg

In the kitchen of 469 Duboce, a Bertazzoni range, Lagos Blue Caesarstone counters, and a backsplash made from Bellavita Milano glass and ceramic tiles.

469%20Duboce%20Kitchen.jpg

And while listed with parking, that would be leased elsewhere, not deed in the building.

∙ Listing: 469 Duboce (3/3.5) - $1,275,000 (TIC) [469duboce.com]
A Parking Space (And MLS) Pet Peeve [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (26) | (email story)

August 9, 2012

The Catwalks, Copper, Concrete And Circular Forms Of 467 Duncan

467 Duncan Aerial

From the architects behind the rebuilding of 467 Duncan up in Noe Valley:

The Stiebeck Residence is a 3000 SF San Francisco residence. The home is situated in a hilltop location with distinct views of San Francisco's picturesque skyline and surrounding neighborhood. The building can be characterized as using "San Francisco Formalism" to its creative approach. This approach combines the geometries and functions of neighborhood Victorians and the site's original cedar shingle clad cottage.

467 Duncan Bedroom

Circular, rectangular and triangular forms that are seen in surrounding cylindrical bays, turrets, rooftop window watches and angled roof pitches are combined and reinterpreted in a way that responds to the scale and view corridors of the neighborhood.

467 Duncan Kitchen

The building also responds to client's deep appreciation for the use of natural materials with the exterior of the building using corrugated copper panels at the cylindrical bays, cedar shingles and hand troweled plaster and the interior's use of Hickory and Brazilian Cherry floors, Travertine and pebbled stone foor inlays, concrete counter surfaces at the kitchen and various plaster treatments the wall surfaces.

Purchased as a two-bedroom cottage canvas for $644,500 in 2001, the rebuilding of 467 Duncan commenced in 2004, solar panels were added in 2005, and the modern Noe home is now back on the market and listed for $2,200,000 as a four bedroom with three baths.

467 Duncan Bath

∙ Listing: 467 Duncan (4/3) 2,847sqft - $2,200,000 [via Redfin]
Logue Studio Design [loguestudiodesign.com]

Posted by socketadmin at 7:15 AM | Permalink | Comments (32) | (email story)

August 6, 2012

With A Local Whale Landed, Another Mansion Is Reduced

2901 Broadway: Aerial

As we wrote about 2901 Broadway this past January:

With 1,727 days on the market, the list price for 2901 Broadway has just been reduced another $7,000,000, now asking $38,000,000 and now the second most expensive listing in San Francisco, just behind 2845 Broadway which was reduced to $38,500,000 last year.
And yes, the property tax bill for the Gold Coast mansion totaled $7,790 last year.

As plugged-in people know, the 2007 Decorator Showcase Home was initially listed for $55,000,000 in early 2007 and received a rumored four offers, all of which were countered at asking and all of which walked away.

Rumors had Mark Pincus circling the property this past April, but that didn’t happen. And now, the list price for 2901 Broadway has been reduced to $34,000,000.

Now Asking $38M (And Still Contributing Under $8K In Taxes Per Year) [SocketSite]
Over $50 Million Invested And Now Asking $38.5M For 2845 Broadway [SocketSite]
Proposition 13 In Practice Along San Francisco’s Gold Coast [SocketSite]
Your Chance To Slip Inside 2901 Broadway [SocketSite]
Go Ahead And Ask: 2901 Broadway Is Listed (And Priced) [SocketSite]
Rumor Has It: Four Offers On The 2007 Decorator Showcase Home? [SocketSite]
While Zynga Trades Down, Pincus Trades Up [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (9) | (email story)

July 27, 2012

Not Dueling But Dual Stoves (And Pot Fillers To Boot)

1703 Octavia Kitchen

Forget the duel between gas and electric ranges, the dual stoves at 1703 Octavia are back. And yes, there are dual pot fillers, sinks and dishwashers as well.

1703 Octavia Stoves

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]

Posted by socketadmin at 12:30 PM | Permalink | Comments (21) | (email story)

July 25, 2012

Full Disclosure Or Poisoning The Well?

The two-unit building at 446-448 Missouri Street is on the market in Potrero and asking $1,199,000 for the whole shebang. According to the listing, however, while "both units enjoy classic details," it's only the upper unit that "enjoy[s] panoramic City views!"

Unfortunately, while the lower two-bedroom unit is vacant, the upper two-bedroom is currently tenant occupied at a rent of $2,119 per month. And as a plugged-in tipster captures, the tenants have recently made their intentions clear.

446-448 Missouri Street Sign

∙ Listing: 446-448 Missouri (2/1 + 2/1) sqft - $1,199,000 [zephyrsf.com]
Rent Control In San Francisco: The Real Rules [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (149) | (email story)

An "Ultra Modern" Mission Noe Apple On Ames

155 Ames Exterior

Having hit the market in early 2010 as new construction listed for $1,495,000, the list price for 155 Ames was reduced to $1,395,000 that June and it sold for $1,360,000 that July.

155 Ames Bathroom

With three-bedrooms and two and one-half baths across four levels and 2,190 "ultra modern" square feet, the LEED Platinum certified condo which was built in the Mission has returned to the market, but now it's in Noe Valley and listed for $1,495,000 once again.

155 Ames Kitchen

There are three terraces and a deeded deck, perfect for soaking up the Mission Noe sun.

155 Ames Deck

And in terms of being apples-to-apples, we'll let the old neighborhood switcheroo slide.

∙ Listing: 155 Ames Street (3/2.5) 2,190 sqft - $1,495,000 [155ames.com]
Now "Nove" On Guerrero (Formerly Flora Grubb) [SocketSite]
San Francisco Association Of Realtors New Neighborhood Map [SocketSite]
Flora Grubb On Guerrero (1074) Is Gone, Nine New Homes Up Next [SocketSite]
San Francisco’s New Neighborhoods And Boundaries Come August 10 [SocketSite]
A Rose By Any Other Name (But Not Necessarily A Neighborhood) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (22) | (email story)

July 20, 2012

Unpermitted Work? Pshaw! What’s The Worst That Could Happen?

2207 25th Street Circa 2003

In 2003, the "rustic Potrero Hill cottage" at 2207 25th Street was purchased for $400,000.

Six years later, an anonymous complaint noted new rooms were being added to the cottage without a permit, a few months after which plans were filed to "repair and replace [the] rear end of [the] house as necessary" and a permit for the work was issued.

Soon thereafter, another complaint reported "building a unit at the rear of the house without a permit" and then "major excavation…exceeding [the scope of the permit]."

A plugged-in tipster takes it from there:

After investigation by a building inspector as a result of [the complaints], the City became aware of the work being performed outside the limitations of the permits the owner had pulled and froze all buildings through the issuance of two red tags.
Majority of previous building was demolished…outside of permit scope, although the front facing façade was left for the most part intact. Two retaining walls had been added by the current owner before the red tags were issued.

2207 25th Street 2012

The plans to "repair and replace" the original rustic cottage were reinstated last month. And this week, the red-tagged 2207 25th Street returned to the market listed for $525,000 with "approved plans" for a single-family residence, but do see our previous sentence.

If you ever hear, "who really cares?" or "what’s the worst that could happen?" when presented with unpermitted or unwarranted work, well, now you know.

∙ Listing: 2207 25th Street - $525,000 [Redfin]

Posted by socketadmin at 1:30 PM | Permalink | Comments (36) | (email story)

Three Thousand Square Feet Of Potential Fixer Fun On Fulton

1640 Fulton

Purchased as a 3,245 square foot fixer for $1,199,000 in 2006, the "Grand Victorian Estate" at 1640 Fulton is back on the market for $1,400,000 having yet to be fixed up, unlike the NoPa neighborhood in which it resides. Now where to put the La Cornue...

∙ Listing: 1640 Fulton (5/2) 3,245 sqft - $1,400,000 [Redfin]
Mojo Parklet Opens Up, Divsiadero Street Improvements "Unveiled" [SocketSite]
A Restaurateur's Lair (And Stinking Nice Stove) Returns [SocketSite]

Posted by socketadmin at 10:10 AM | Permalink | Comments (39) | (email story)

July 19, 2012

A Restaurateur's Lair (And Stinking Nice Stove) Returns

268 Lombard #1 Living

As a plugged-in tipster and we first reported two years ago:

After being owned by an artist, with sculptures adorning its decks, [268 Lombard #1] was bought in 2005 for $2.225M by an out of town owner...and was never really lived in for 3 years.
After being listed for the same price in 2005, the author of the Stinking Rose Cookbook, Jerry DalBozzo bought the property in November 2008 for $2.207M, and has renovated the place over the course of a few months in a decidedly Mediterranean style.
We all thought this Italian chef/author was going to move in there, and were awaiting the smell of garlic filling up the air, but were surprised to see the place back on the market for $4.895M.

Withdrawn from the market at the end of 2010 without a reported sale, yesterday 268 Lombard #1 returned to the market listed for $4,650,000 with extra emphasis on the view.

Once again, the two-level condo is 2,546 square feet per a previous listing and we'll note the new La Cornue in the kitchen, having replaced the lowly Wolf.

268 Lombard #1 Kitchen

∙ Listing: 268 Lombard #1 (3/4) - $4,650,000 [mcguire.com]
No "Apples" But A Bit Of Garlic (And La Cornue) At 268 Lombard [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (26) | (email story)

July 17, 2012

Coming Soon And Testing The Remodeled Market On Sixth Avenue

1350 6th Avenue Kitchen

Acquired for $1,000,000 in 2010 as a four-bedroom home with 2,040 finished square feet and 950 unfinished, the Edwardian at 1350 6th Avenue is in the process of being remodeled and expanded with a new media, bath and guest room on the lower level, behind parking for three cars with two cars in tandem and one to the side.

1350 6th Avenue Floor Plan

While not yet finished nor official inventory, the property is testing strength of the Inner Sunset market for "stylishly remodeled" homes and is currently available for $2,250,000.

UPDATE: As a plugged-in reader quickly notes, there's something amiss between the kitchen photos and the floor plans on the agent's site, we're guessing the "Kitchen" and "Breakfast Nook" might have been flipped. The answer when we have one.

∙ Listing: 1350 6th Avenue (5/3.5) - $2,250,000 [ninahatvany.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (22) | (email story)

July 16, 2012

Refaced, Renovated And Returned To The Market On Portola

1365 Portola Drive Before

Having sold for $1,325,000 in 2002, the Saint Francis Woods border home at 1365 Portola Drive was foreclosed upon in 2010 with $1,795,000 in mortgage debt and re-sold for $1,180,000 in 2011. Having since been refaced and renovated, the four-bedroom home is now back on the market and listed for $1,998,000.

1365 Portola Drive 2012

One of the four full baths before the renovation:

1365 Portola Drive Bath Before

One of the five full baths after:

1365 Portola Drive Bath After

∙ Listing: 1365 Portola Drive (4/5) 3,000 sqft - $1,998,000 [1365portola.com]
1365 Portola Drive: An Apple In The St. Francis Wood Of Trees [SocketSite]
Apples-To-Apples-To-Debt 1365 Portola Falls Down [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (16) | (email story)

July 13, 2012

A Peek Inside (And Behind) The Modern Little Dwelling At 368 Vallejo

368 Vallejo

Purchased for $272,000 in 1998, the one-bedroom single-family home on a 657 square foot lot at 368 Vallejo has since been Dwell-ified and graced the pages of said publication.

368 Vallejo Interior

Now measuring 900 square feet over two levels with a rather lovely rear patio and modern finishes throughout, the Telegraph Hill home is back on the market and asking $999,000.

368 Vallejo Kitchen

And while only 900 square feet, it's living much larger and luxuriously.

368 Vallejo Bath

Posted by socketadmin at 11:15 AM | Permalink | Comments (28) | (email story)

Over $9 Million Invested, But You Can (Still) Have It For Under Eight

As we wrote about 2209 Pacific Avenue a year ago, almost to the day:

Purchased as a 4,960 square foot four-bedroom home for $5,150,000 in late 2005, and since remodeled to become a 5,900 square foot home with three bedrooms and seven baths, 2209 Pacific Avenue has returned to the market listed for $9,500,000 in 2011.
According to permits filed for the project and from which fees would have been billed, it was an estimated "$150,000" remodeling job, a budget that probably wouldn’t have covered the cost of the new kitchen, and perhaps not even the new theater below.
While the estimated remodeling costs per permits were "$150,000," according to the now live property website "close to $4 million dollars" in improvements have been made to the property. It's funny how that happens.

Having been reduced to $7,950,000 and then withdrawn from the MLS after eleven months on the market last month, as a reader notes, 2209 Pacific has just returned to the market at that price but with an official one day on the market according to industry stats.

According to the new listing, however, the property is now a five-bedroom home and the cost of renovation was "over $4 million" for a total of over $9 million invested.

∙ Listing: 2209 Pacific Avenue (5/6.5) 5,900 sqft - $7,950,000 [McGuire]
2209 Pacific Returns Remodeled And Asking Three Million Per Bedroom [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

July 12, 2012

Apples-To-Apples: Prices, Rates And Payments...Oh My!

2130 24th Street

Having hit the market in late 2006 asking $1,295,000, the 1,792 square foot 2130 24th Street #A sold for $1,274,000 in the middle of 2007. With its Scavolini cabinets, Carrara marble counters, and Black Walnut floors still looking rather fresh, the contemporary Potrero Hill condo is back on the market and listed for $1,389,000.

2130 24th Street Kitchen

With twenty percent down and a thirty-year mortgage at current rates, the monthly mortgage payment would be around $5,300 a month at asking. In 2006, the payments on the purchase would have been closer to $6,500 at rate of 6.56 percent.

UPDATE: As a number of readers quickly figured out, our original mortgage rates and payment calculations of $5,000 and $6,200 a month were based on conforming loans which these would not be and has since been corrected above.

∙ Listing: 2130 24th Street #A (3/2) 1,792 sqft - $1,389,000 [Redfin]
2130 24th Street #A: It’s On [SocketSite]
2130 24th Street #A: It’s On (Again) [SocketSite]
Whoops, They Did It Again: Mortgage Rates Hit New All-Time Lows [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (22) | (email story)

July 11, 2012

SF Cribs: Coming Up Short (In More Ways Than One)

Listed as a one-bedroom for $765,000 when The Hales Warehouse first hit the market in 2007, 410 Jessie #603 was purchased for $749,700 that July.

Having been unsuccessfully listed for $815,000 in 2009 and $799,000 in 2010, the 1,130 square foot condo is back on the market and listed as a short sale for $699,000 in 2012.

While newly listed as a "two bedroom," however, there appears to be a bit of childlike listing license in play with respect to this San Francisco crib.

Editor’s Note: The floor plan for #603 by way of a plugged-in reader:

410 Jessie #603 Floor Plan

∙ Listing: 410 Jessie #603 (2/1) 1,107 sqft - $699,000 [Redfin]
New Listings For New Developments On The MLS [SocketSite]
Mint Lofts: 410 + 418 Jessie Street, San Francisco [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (28) | (email story)

July 10, 2012

Hotaling Isn’t For Horses Anymore: The Penthouse Atop The Stables

42 Hotaling Kitchen

Atop the landmark Barbary Coast building built as the Hotaling Stables in the 1860's, a 3,195 square foot penthouse with an urban rooftop terrace and garden was constructed.

42 Hotaling Roof

Purchased for $3,800,000 in November 2009, the three-bedroom penthouse pad at 42 Hotaling returned to the market eleven days ago listed for $3,500,000.

42 Hotaling Floor Plan

While already in contract, contingencies do remain.

∙ Listing: 42 Hotaling (3/2.5) 3,195 sqft - $3,500,000 [ninahatvany.com]
San Francisco Landmark #11: Hotaling Stables [noehill.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (3) | (email story)

While The Kitchen Is Still Red, Is 733 Front Street Back In The Black?

733 Front #601 Living

Purchased for $2,150,000 soon after the sales office at 733 Front Street opened in early 2007, the two-bedroom number 601 has returned to the market listed for $2,195,000.

733 Front Street #601 Kitchen

As plugged-in people know, one-bedrooms in the building were selling for as much as 38 percent off 2007 prices back in 2010. And while not listed on the MLS, tax records and its condo map record #601 at 1,509 square feet, not including the balcony.

733 Front Street #601 Floor Plan

And yes, we know that simply selling for more than its purchase price wouldn’t technically be "in the black" (and that #601 isn't representative of the entire building).

∙ Listing: 733 Front Street #601 (2/2.5) - $2,195,000 [baybridgeviewcondo.com]
733 Front Sales Update: 32% In Contract (Almost All Two-Bedrooms) [SocketSite]
Jackson Square For 34 38 Percent Less In 2011 [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (8) | (email story)

July 9, 2012

Before, After And Back On The Market Atop Cole Valley On Carmel

93 Carmel Before

Purchased for $1,295,000 in June 2011, this past September permits were pulled to renovate, remodel and expand the upper Cole Valley home at 93 Carmel Street:

93 Carmel After

The property as pictured above now sports an expanded garage with parking for two cars (versus one), and a remodeled (verus renovated) kitchen on the main floor:

93 Carmel Kitchen

It's still three bedrooms, but there's now a new bathroom and remodeled master up top:

93 Carmel Master After

As the master bedroom appeared before, having since been reconfigured:

93 Carmel Master Before

It's now back on the market and listed for $2,395,000.

∙ Listing: 93 Carmel Street (3/2.5) - $2,395,000 [93carmelst.com]

Posted by socketadmin at 2:30 PM | Permalink | Comments (24) | (email story)

July 5, 2012

Asking $4.5 Million Per Bedroom (And There's Only One)

1250 Jones #1601 Bedroom

Purchased as a two-bedroom with two baths for $3,025,000 in 2008 and since remodeled by architect Andrew Skurman as a one-bedroom with one and one-half baths, the 1,642 square foot Clay Jones (1250 Jones Street) condo #1601 is back on the market and asking $4,495,000 ($2,738 per square foot).

1250 Jones #1601 Living

Now touting Baccarat mirrors, Tasso marble, and an electric La Cornue in the kitchen.

1250 Jones #1601 Kitchen

∙ Listing: 1250 Jones #1601 (1/1.5) - $4,495,000 [1250jones1601.com]
A SocketSite Smackdown: Gas Versus Electric In The Kitchen [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (42) | (email story)

June 28, 2012

Before And (Four Months) After At 936 Clayton (And $1.25M More)

936 Clayton Before

Listed for $1,649,000 as pictured above with a renovated kitchen, arched doorways and an unwarranted third floor room with panoramic views, the sale of 936 Clayton closed escrow this past February with a recorded contract price of $1,594,000.

It’s now four months later and 936 Clayton has returned to the market "fully remodeled" and listed for $2,850,000 as pictured below and looking a bit more Square.

936 Clayton After

The renovated kitchen before and fully remodeled after:

936 Clayton Kitchen

∙ Listing: 936 Clayton (4/3.5) - $2,850,000 [936claytonstreet.com]

Posted by socketadmin at 8:45 AM | Permalink | Comments (42) | (email story)

June 27, 2012

Having Merged Their Units, The Permanent Residents Are Moving On

301 Main Street #15C and #15D Floor Plans

In May of 2008, the 1,301 square foot Infinty Tower One two-bedroom #15D was purchased for $1,204,322. A year later, the owners of #15D purchased the 808 square foot #15C for $725,000. And in 2010, the owners requested permission to merge the two units into a single 2,117 square foot three-bedroom family condo at 301 Main Street.

301 Main Street #15C/D Floor Plan

The petitioners' argument for the merger:

We purchased unit 15D in May 2008 as a second home while living in Palo Alto. We quickly fell in love with the South Beach urban high-rise living. In September 2008 we decided to try and make the Infinity our primary home. We rented out our Palo Alto home and moved in full time to the two bedroom unit with our younger ten year old son.
After settling in at our new home and our son’s school we confirmed that this is where we want to stay and were looking for a larger home that can accommodate our family needs including an additional bedroom for our older son who was returning home from a year abroad.
For several months, roughly from December 2008 until May 2009, we looked for a three bedroom condo in the South Beach high-rise buildings in general and at the Infinity in particular. There were many small one and two bedroom units on the market but we were not able to find a large three bedroom unit that we could afford.
In May 2009 we had the opportunity to purchase the next door one bedroom unit (15C), in anticipation of combining the two units into our family home. We sold our Palo Alto home which helped us finance the purchase of the additional unit.
I would like to point to the following factors to hopefully help the Commission approve our application:
1. The combination of the units will enable us to live in the downtown / South Beach neighborhood in a family size unit. There are relatively few three bedroom units in the South Beach high‐rises. The Infinity has only 68 units (10% of the total) three bedroom units, all of which are either in the 5‐6 story buildings which do not provide the high‐rise living experience, or in the 28th to 42nd floors of the towers which tend to be more expensive and overwhelming in height. The three bedroom units in the Infinity range in size from approximately 1,300 SF to 1,800 square feet which is too small for our needs as a family of four. The combined two units on the 15th floor are just over 2,100 square feet.
2. The original approval of the Infinity project called for maximizing the number of family size units. Combining the two units will help achieve the city’s goal.
3. Having a family home in the South Beach neighborhood helps to strengthen and stabilize the neighborhood.
4. There are many available one and two bedroom units in the South Beach neighborhood and rental vacancy is high. We do not believe that the combination adversely impacts housing availability dynamics.

With numerous letters of support for the merger in able to allow the family to establish permanent residency in the building, the Planning Commission approved the merged.

Having since been combined, the now three-bedroom condo is back on the market and listed for $3,750,000.

∙ Dwelling Unit Merger Request: 301 Main Street #15C/D
∙ Listing: 301 Main Street #15C/D (3/2.5) 2,121 sqft - $3,750,000 [Redfin]

Posted by socketadmin at 12:00 PM | Permalink | Comments (86) | (email story)

June 22, 2012

The Circle Of Life And 521 Liberty

521 Liberty Exterior

Purchased for $1,161,500 in 2006 then gutted, rehabbed, and returned to the market asking and selling for $1,950,000 in 2007; the owner of 521 Liberty passed away and the home is back on the market and listed for $1,795,000.

In the words of a plugged-in ex-neighbor who notes the owner did some landscaping and minor work in the basement, but nothing that should really change the value:

I’m not sure what to think of the price. I thought [$1,950,000] was a crazy peak at the time in 2007. But it is a fantastic street, and with what’s been happening recently, could this actually be underpriced? I’m just not sure anymore.

If you think you know Eureka Valley, now's the time to tell.

∙ Listing: 521 Liberty (3/2) 1,608 sqft - $1,795,000 [Redfin]
Life, Liberty, And The Pursuit Of Profit A New Home [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (17) | (email story)

June 21, 2012

If You Think You Know Contemporary Noe, Now's The Time To Tell

2212 Castro Kitchen

Purchased as new construction for $3,038,000 ($760 per square) in early 2008, the 4,000 square foot Noe home at 2212 Castro is back on the market and listed for $3,149,000.

The property boasts four bedrooms across three levels (click floor plan to enlarge) and a two (plus) car garage. If you think you know the contemporary Noe Valley buyer and market, now's the time to tell, apples-to-apples style.

∙ Listing: 2212 Castro (4/3.5) 4,000 sqft - $3,149,000 [2212castro.com]

Posted by socketadmin at 2:30 PM | Permalink | Comments (15) | (email story)

Will Wells Profit On This Condo's Foreclosure?

1945 Washington Street

Purchased for $610,000 in 2004, the two-bedroom Pacific Heights condo #409 at 1945 Washington Street was refinanced in 2007 with a first mortgage for $615,000.

Having fallen $13,274 behind on payments, seven months ago a notice of default was issued for the aforementioned first. And last month, the 924 square foot property was taken back by the bank with no bidders at $615,000 in cash on the courthouse steps.

The property is now listed on the MLS and asking $739,900 versus the $644,138 owed to Wells Fargo at the time of foreclosure, including penalties and principal.

∙ Listing: 1945 Washington #409 (2/2) 924 sqft - $739,900 [Redfin]
A Foreclosed Upon Noe Home Sells For Over...What Wells Was Owed [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (16) | (email story)

June 20, 2012

Designer Remnants On Vallejo

2950 Vallejo

Having served as the Decorator Showcase canvas in 2011, and refuge for a Nazi spy long ago, 2950 Vallejo is back on the market and listed for $19,500,000 versus an unlisted asking price of $25,000,000 in 2008.

The original owner of 2950 Vallejo Street was Wm. R. Clark, a successful paving contractor who commissioned the firm of Gottschalk and Rist to design this fine residence in 1927. Charles E. Gottschalk was noted for his design of numerous office buildings in the City. Earlier in his career, he partnered in the firm of Curlett-Gottschalk which designed the Villa Montalvo in Saratoga for entrepreneur/Mayor/Senator James D. Phelan in l912-14.
Subsequent owners of the Vallejo Street residence have hailed from industries in lumber, steel, mining/shipping and politics/government. Several are noted for their contributions to civics and philanthropy, the last of which was entrepreneur Joseph P. Tarantino and his wife Nancy.

Care to lay odds on whether or not tech will soon be added to the list of industries from which subsequent owners will hail?

∙ Listing: 2950 Vallejo (8/5.75) - $19,500,000 [sfproperties.com]
2950 Vallejo: Will There Be A Refuge Themed Room In 2011? [SocketSite]
Trophy Home Watch On Vallejo: Next Door Neighbors Edition [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (20) | (email story)

June 19, 2012

The House That Joe Boxer Bought And Re-Built With Phase 3 Profits

26 Acorn Way Dining

While the South Park gnomes haven’t figured out their underpants business, Nick Graham scored with Joe Boxer, the Phase 3 profits from which bought and rebuilt 26 Acorn Way.

26 Acorn Way

Purchased for $2,230,000 in 1999 then redesigned by Andrew Fischer, the modern home is back on the market asking $5,995,000, sitting on nearly an acre of landscaped Kentfield land with outdoor living galore, a detached studio and a nice little pool.

26%20Acorn%20Way%20Pool.jpg

Forget the swimsuits for the housewarming, boxers and panties seem more appropriate.

∙ Listing: 26 Acorn Way, Kentfield (4/4.5) - $5,995,000 | Floor Plans [paytonbinnings.com]
The Underpants Business [southparkstudios.com]
A Buena Vista Party Pad (Panties Not Included) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (14) | (email story)

June 15, 2012

Perfectly Safer For Work (And Play) Modern Property Porn

355 Bryant #409 Living

As we wrote about 355 Bryant Street #409 back in June of 2007:

Yes, we have a soft spot for 355 Bryant. And no, it’s not going to be everyone’s cup of tea. But if you’re anything like us, the renovation of 355 Bryant #409 will leave you drooling (for one reason or another).
From the glass enclosed double rain shower stall, to the Boffi kitchen with built-in Miele (if we’re not mistaken) espresso machine, to the exposed timbers and private roof deck.

Having sold for $1,400,000 two weeks after we featured it, yesterday the ubermodern (and then rather voyeurlicious) loft returned to the market listed for $1,450,000.

Alas, the shower glass has been frosted, but we did spot some new mirrors.

355 Bryant #409 Bath

As the shower looked, and looked into, before:

355 Bryant #409: Bed/Bath

∙ Listing: 355 Bryant #409 (1/1.5) - $1,450,000 [Redfin]
An Ubermodern Renovation In A Classic Conversion Building [SocketSite]
The Live/Work Lofts Of 355 Bryant [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (6) | (email story)

June 14, 2012

A Buena Vista Party Pad (Panties Not Included)

15 Buena Vista

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.

15 Buena Vista Kitchen

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.

15 Buena Vista Theater

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.

∙ Listing: 15 Buena Vista (4/4.5) 7,137 sqft - $7,000,000 | Floor Plans [paytonbinnings]

Posted by socketadmin at 11:00 AM | Permalink | Comments (27) | (email story)

June 12, 2012

A Remodeled Aladdin Terrace Tale

3 Aladdin Terrace Living

We'd move the dining table to the adjacent "family room" and replace it with a high top or island to gain a bit more counter space in the kitchen, but overall we're digging the open design and details of the Artthaus led remodel of the condo at 3 Aladdin Terrace.

Click either floor plan to enlarge.

∙ Listing: 3 Aladdin Terrace (2/2.5) - $1,595,000 [sfproperties.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (5) | (email story)

June 8, 2012

Manse Elegante Returns Mas Modern And Listed For 12 Million More

3368 Jackson 2012

Purchased as the 5,673 square foot seven bedroom "Manse Elegante" for $3,500,000 in 2010, the Presidio Heights property at 3368 Jackson Street was taken down to the studs and rebuilt "piece by piece, system by system from the foundation to the roof."

3368 Jackson View

Now boasting 7,928 square feet, the mas modern home has just returned to the market listed for $15,500,000 with six bedrooms and six and one-half baths.

3368 Jackson Bath

And on top of under it all, there's now a glass walled wine cellar and spa.

3368 Jackson Cellar and Spa

∙ Listing: 3368 Jackson Street (6/6.5) 7,928 sqft - $15,500,000 [3368jackson.com]
The Elephant Organ In The Room At Manse Elegante (3368 Jackson) [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (43) | (email story)

June 7, 2012

Taking A Pricing Cue From The Industry (But Not An Agent)

440 Teresita (www.SocketSite.com)

Purchased for $900,000 in 2005, the Miraloma Park home at 440 Teresita Boulevard was put on the market in 2009 listed for $1,200,000 but failed to attract a buyer.

Taking a pricing cue from the industry, but not an agent, it’s a plugged-in tipster that notes the three bedroom and 2,458 square foot home has just hit the market for sale by owner (FSBO) with a "list" price of $700,000 ($285 per square foot).

Will the owners manage to orchestrate a "shocking" bidding war as well as a Realtor? As always, we'll keep you posted and plugged-in.

∙ Listing: 440 Teresita (3/2) 2,458 sqft - $700,000 [homesbyowner.com]
Real Estate Linkbait Listbait™ [SocketSite]
Have You Heard The One About The House With Over 50 Offers? [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (22) | (email story)

June 6, 2012

Real Estate Linkbait Listbait™

2207 17th Avenue

Purchased for $980,000 or $445 per listed square foot in 2006 as a four-bedroom single-family home in need of work, 2207 17th Avenue has since been remodeled, expanded, and re-listed as a five-bedroom home for $999,000 or $373 per square foot.

2207 17th Avenue Floorplan

Forget linkbait, it’s time to officially add listbait (and perhaps Gatebait) to our lexicon.

∙ Listing: 2207 17th Avenue (5/2.5) 2,680 sqft - $999,000 [monicaslist.com]
It's Not This Mid-Century Modern Noe Valley Home That Was Flawed [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (26) | (email story)

Another Quick Flip For Our Ex-Mayor's Ex-Home On Masonic?

1581 Masonic

As we first reported last July:

…the sale of the ex-Mayor’s ex-home at 1581 Masonic closed escrow today with a reported contract price $2,750,000. As plugged-in people know, the Newsoms purchased the property $2,738,000 in 2009.
That's an official six days between being listed and having sold "at asking" according to industry stats. No official word on whether or not the buyer had already been lined up prior to being listed, however, as the property had been quietly marketed off the MLS.

And as a tipster notes today, the Buena Vista Park home at 1581 Masonic has just returned to the market listed for $2,895,000.

∙ Listing: 1581 Masonic (4/3.5) 3,051 sqft - $2,895,000 [Redfin]
1581 Masonic Moves Even Faster Than Our Ex-Mayor [SocketSite] 
The Newsoms' Home At 1581 Masonic Hits The Market [SocketSite]
The Mayor’s "Confidential" Contract Price: 8% Under Reduced Asking [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (15) | (email story)

June 5, 2012

Begging For A Modern Or Mad Men Inspired Makeover On Cameo Way

82 Cameo Way

Begging for a Modern or Mad Men inspired makeover, the bank-owned San Francisco Eichler at 82 Cameo Way has returned to the market listed for $1,295,000.

The Diamond Heights home offers three bedrooms, a two car garage, walls of glass with Glen Canyon Views, and classic Eichler bones on which to build (or improve).

∙ Listing: 82 Cameo Way (3/2.5) 2,210 sqft - $1,295,000 [vanguardsf.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (11) | (email story)

May 25, 2012

Halsey Minor's "Abandoned" $20,000,000 Mansion Hits The Market

3800 Washington

The guest house on the left is 2,618 square feet, the backyard includes an undeveloped lot, and the main home at 3800 Washington measures roughly 18,000 square feet.

Le Petit Trianon (Image Source: lepetittrianon.com)

As we wrote about the Presidio Heights property last year:

While it’s looking a lot better today than it did in 1906, as a plugged-in reader notes...Halsey Minor’s Le Petit Trianon at 3800 Washington has been deemed "abandoned" by the city and an order of abatement has been issued for failing to comply with San Francisco’s Abandoned Building Ordinance.
As plugged-in people know, Minor paid $20,000,000 for the 17,895 square foot property in 2007 (a notice of default followed in 2009).
And yes, we should all be so lucky as to live near such "blight."

Having never gone to auction, the Le Petit Trianon property trio has returned to the market listed for $25,000,000 with "detailed architectural drawings for a full renovation."

3800 Washington Interior

∙ Listing: 3800-3810 Washington / 125 Maple - $25,000,000 [byzantiumbrokerage]
Minor’s "Abandoned" Mansion At 3800 Washington [SocketSite]
Beauty Blight Is In The Eye Of The City (And Perhaps Your Neighbors) [SocketSite]
Le Grand Notice De Default For Le Petit Trianon (3800 Washington) [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (27) | (email story)

Designer Property Porn, Upskirt Even (So To Speak)

2600 Lyon (www.SocketSite.com)

Purchased for $6,200,000 in 2007, the then 6,196 square foot Cow Hollow home at 2600 Lyon Street was taken down to the studs and remodeled over the course of two years.

2600 Lyon Kitchen

Having engaged a design team and contractor for which $1,000 per square foot budgets aren't uncommon, we’ll let you estimate the total investment while noting a number of finishes, including the designer kitchen and glass portholes between floors for light.

2600 Lyon Portholes

On the market but unlisted, on Wednesday 2600 Lyon entered the MLS already in contract with a list price of $8,800,000 for "comp" and competitive reasons we'd be willing to bet.

∙ Listing: 2600 Lyon Street (5/5.5) - $8,800,000 [byzantiumbrokerage]
Since You Mentioned It (2600 Lyon) [SocketSite]
Applegate Tran: “Pacific Heights Residence” (2600 Lyon) [applegatetran.com]

Posted by socketadmin at 6:15 AM | Permalink | Comments (36) | (email story)

May 24, 2012

TIC-Tock It's Apple O'clock

1278-1282%20Church%202012.jpg

The three-bedroom TIC at 1278 Church Street first hit the market in July of 2008 having been newly remodeled and priced at $1,395,000. The other two units in the building (1280 and 1282 Church) were listed for $1,245,000 and $1,365,000 respectively at the time.

As we wrote in August of 2010:

The sale of 1278 Church ended up closing escrow in September 2008 with a reported contract price of $1,368,000 while the list prices for 1280 and 1282 were reduced the very next month and then eventually withdrawn without selling.
Public records would suggest 1280 Church ended up selling for $950,000 in June 2009. And yesterday, 1282 Church Street returned to the MLS asking $1,195,000.

While the listing for 1282 Church Street was withdrawn from the market in November 2010 without a reported sale, today 1278 Church Street returned to the market listed for $1,360,000 ($648 per square foot).

1278 Church Street

∙ Listing: 1278 Church Street (3/2.5) 2,100 sqft - $1,360,000 [1278churchstreet.com]
Newish Construction In Noe: Three TICs At 1278-1282 Church Street [SocketSite]
Green Construction (But Red Comp) Returns On Church [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (13) | (email story)

May 21, 2012

Big Views, Floor Plan And Price Atop Russian Hill

945 Green Street #11 View

Sporting big San Francisco views, floor plan, and price ($7,700,000), the full floor unit #11 at 945 Green Street hasn’t been listed but is on the market atop Russian Hill.

945 Green Street #11 Floor Plan

The full floor unit two floors below (#9) sold for $6,700,000 in 2008 having been renovated in a more modern aesthetic and measuring 4,800 square feet per tax records.

∙ Listing: 945 Green Street #11 (4/4.5) - $7,700,000 [sfproperties.com]
945 Green #9: Eye Candy Abounds (Art, Design, Plan And Views) [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (7) | (email story)

May 18, 2012

Weekend At (9) Bernice

Over six thousand square feet with big rooms, windows, terraces and room to play. Welcome to a weekend at 9 Bernice. We’ve got winners.

9 Bernice Gym

And a drink (or two) on the terrace after.

9 Bernice Terrace

∙ Listing: 9 Bernice (3/2) 6,200 sqft - $3,595,000 [9BerniceLoft.com]

Posted by socketadmin at 1:15 PM | Permalink | Comments (11) | (email story)

Designer Bones Beneath

We have to admit, we’re a little confused by the choices that were made to "update" the California Craftsman at 11 Mendosa, but we can still see the designer bones beneath.

According to tax records, 11 Mendosa is 2,494 square feet. And listed for $1,599,000, call it $641 per foot for the Forest Hill home and an opportunity to undo the updates.

∙ Listing: 11 Mendosa Avenue (4/3) - $1,599,000 [11MendosaAve.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (26) | (email story)

May 17, 2012

Bernal Heights Contemporary Cage Match

118 Elsie Exterior

We’re not sure it's a fair fight, but with the "modern architectural view home" at 118 Elsie having just hit the market listed for $1,295,000, a reader suggests a bare knuckles cage match with the contemporarily rebuilt 1687 Alabama Street which hit the market last week listed for $1,249,000 but has since been raised to $1,299,000.

118 Elsie Living

118 Elsie has been listed at 1,931 square feet versus 1687 Alabama which was listed without but a reader reports to be 1,500. Both homes offer three bedrooms and two baths.

118 Elsie Bath

∙ Listing: 118 Elsie Street (3/2) 1,931 sqft - $1,295,000 [talklein.com]
From Contractors Special To Reborn Contemporary Home On Alabama [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (18) | (email story)

From The Dotcom Days To Today As Viewed From A Penthouse

219 Brannan #18D Floor Plan

Purchased as new for $3,980,000 as the dotcom days were in decline in December 2000, the Brannan’s tower one penthouse #18D resold for $2,810,000 in August 2005 at which point its HOA dues were $780 per month.

The HOA dues for 219 Brannan #18D are now $999 per month and the 2,005 square foot condo is back on the market and listed for $3,310,000. Call it 17 percent ($670,000) under 2000, but 18 percent ($500,000) over 2005 at asking for the penthouse.

∙ Listing: 219 Brannan #18D (3/3) 2,005 sqft - $3,310,000 [Redfin]

Posted by socketadmin at 9:00 AM | Permalink | Comments (26) | (email story)

May 16, 2012

Julius & Julia

3377 Pacific Avenue Living

Julia Morgan designed in 1908 overlooking the Presidio (and Julius Kahn playground today), the six bedroom home at 3377 Pacific Avenue has returned to the market listed for $11,500,000 having last traded for $4,750,000 in 1998 and remodeled in-between.

3377 Pacific Avenue Wine Cellar

The Presidio Heights property now features a six burner Thermador range in the kitchen; a five car garage; four full bathrooms; a legitimate three (thousand) bottle wine cellar; two powder rooms; and one rather fine backyard (both literally and figuratively speaking).

3377 Pacific Avenue

∙ Listing: 3377 Pacific Avenue (6/5) - $11,500,000 [smithtaylorsf.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (12) | (email story)

May 11, 2012

229 Douglass: Remodeled, Split And Returned

The property at 229 Douglass was purchased for $1,063,000 in 2004 with an abused duplex sitting on the front half of the lot, an unrenovated barn at the rear, and an expired permit to convert both buildings to single-family homes.

Since completely remodeled and redesigned, and with a lot split approved in 2008, the front building is now back on the market as a single-family home without parking for a car.

We’re holding out for the barn.

∙ Listing: 229 Douglass (3/2.5) - $1,449,000 [Redfin]

Posted by socketadmin at 2:30 PM | Permalink | Comments (31) | (email story)

From Contractors Special To Reborn Contemporary Home On Alabama

Purchased for $465,000 this past October as a Contractors Special which wasn’t habitable, didn’t have a functioning roof, and required a liability release to enter, 1687 Alabama has just returned to the market as a "light infused" North Bernal home listed for $1,249,000.

In addition to a new bedroom and bath on the ground floor, 42 lights were added to the home. Per the permits, and permit fees, the cost of the renovation was "$125,000." And yes, we’d be willing to bet that’s a little "light" as well.

∙ Listing: 1687 Alabama Street (3/2) - $1,249,000 [Redfin]

Posted by socketadmin at 6:30 AM | Permalink | Comments (52) | (email story)

Bonus Points For Number Of Offers In Addition To Price

1430 Diamond

Listed for $2,195,000 in 2008 and $1,895,000 in 2010, the single-family Noe Valley home at 1430 Diamond has returned to the market in 2012 listed for $1,795,000.

In general, the smaller the home the higher the price per square foot, and at 2,900 square feet, 1430 Diamond is well above the neighborhood average. That being said, having been listed at $619 per square foot in an area when the average home is currently trading at closer to $900 per square, a reader can’t help but wonder if this is another example of pricing well below market to generate traffic (while "wasting a lot of people’s time and attention" and "breaking many hearts").

With the observer effect now in play, if you think you know Noe, now’s the time to tell.

∙ Listing: 1430 Diamond (4/4) 2,900 sqft - $1,795,000 [1430diamond.com]
Have You Heard The One About The House With Over 50 Offers? [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (46) | (email story)

May 4, 2012

A Painted Lady On San Francisco's Postcard Row Seeks A Suitor

One of the six famously photographed painted ladies on San Francisco’s Postcard Row, 710 Steiner last changed hands in 1993 when it sold for $575,000. The 2,500 square foot Victorian is now back on the market and seeking a suitor at $2,295,000.

From the Full House opening credits to The Dead Pool, this lady gets around.

UPDATE: Speaking of painted ladies, a plugged-in reader adds: "The owner's mother (woman in red dress in painting over the couch) was the first woman elected to the Connecticut State Legislature and a personal friend of George Gershwin."

∙ Listing: 710 Steiner (5/2) 2,500 sqft - $2,295,000 [Redfin]

Posted by socketadmin at 7:45 AM | Permalink | Comments (31) | (email story)

May 3, 2012

Inside 840 Square Feet Of Modern Mission Living At 141 Ames

141 Ames: Living

Following a Boor Bridges led renovation over which a reader waxed poetic and the builder chimed in, the 840 square foot cottage at 141 Ames hit the market in October 2008 asking $695,000. Withdrawn from the market without a sale, the cottage was leased to a friend of the owner (Flora Grubb) and appeared on the AIA’s 2009 tour of homes.

141 Ames: Sketch

While not yet listed, 141 Ames is now back on the market asking $649,000 without the tenant in place, but with the little patio's living wall in full bloom.

141 Ames Bed and Patio

∙ Listing: 141 Ames (0/1) - $649,000 [141ames.com]
A Plugged-In Reader Reports (Rather Effusively): Go See 141 Ames [SocketSite]
AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (20) | (email story)

April 27, 2012

Inside The Rather Spectacular Spanish Colonial Home At 740 Church

740 Church Street

Constructed in 1936, the rather spectacular Spanish Colonial home at 740 Church Street began a meticulous two-year renovation and remodeling in 2003, finished with Venetian-plastered walls, hand crafted doors, and hand-hewn wood beamed ceilings.

740 Church Street Bedroom

740 Church Street Living

Prominently positioned overlooking Dolores Park, there’s a sun soaked rear courtyard and an adjacent 2,501 square foot vacant lot on Cumberland that’s included in the sale.

740 Church Street Courtyard

And yes, we said spectacular.

∙ Listing: 740 Church Street (6/6.5) - $5,250,000 [nealwardproperties.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (63) | (email story)

To Rent, Buy, Or Invest At The Palms By The Numbers (Not The Heart)

Purchased for $760,000 in late 2006, the two-bedroom number 606 at 555 4th Street (The Palms) is currently rented for $3,200 a month, a rent which will increase to $3,500 on Tuesday according to the owner.

On the market listed for $699,000, monthly HOA dues are $544 and the property tax rate is currently 1.17%. We’ll let you run the numbers in terms of rent versus buy or as an investment (for which we calculate a CAP Rate under 4 percent).

∙ Listing: 555 4th Street #606 (2/2) 1,031 sqft - $699,000 [Redfin]
San Francisco Property Tax Rate Set To Increase 0.67 Percent [SocketSite]
To Rent Or To Buy, That Is The Question (That Only You Can Answer) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (18) | (email story)

April 25, 2012

Will Wells Profit From This Noe Valley Foreclosure?

1164%20Church%20Foreclosure.jpg

With a 2008 era mortgage for $910,000 long past due, last year Wells Fargo foreclosed upon the Noe Valley home of Kathryn Galves at 1164 Church Street. From "Occupy the Auctions" which unsuccessfully lobbied to keep Ms. Galves in the home:

Kathryn Galves purchased her lovely home at 1164 Church Street in 1972 and the home increased in value considerably over the years. She is a military widow who banked on the increased value of her property to invest in an out-of-state property with a Section 8 (affordable public housing) tenant. The investment did not go well and she lost more to book sales customers who didn’t pay for their orders.
Kathryn lives on a fixed annuity income and her live-in sister earns a meager living as a caretaker. When her financial situation went sour, Kathryn filed a Chapter 13 bankruptcy, but Wells Fargo Bank successfully challenged the bankruptcy, then foreclosed on her home and it went to foreclosure auction. No one bid for the property at auction [at which the opening bid was $1,081,123], so it became “bank-owned”, that is, owned by Wells Fargo. Wells Fargo has filed for the San Francisco Sheriff to evict Kathryn, her sister, and their dog from her home of 40 years.
Kathryn has found a long-term neighbor who is willing to purchase her home and let her, her sister, and their dog remain in the home. Despite many requests by Kathryn and the prospective buyer, Wells Fargo has refused to come to the bargaining table regarding selling the home.

Ms. Galves ended up accepting $7,500 to voluntarily leave the property prior to eviction by the Sheriff and not sue Wells Fargo, she has since vacated the property.

Yesterday, 1164 Church Street hit the MLS listed for $849,000 and touting "Great price, won't last!" with "offers due 5/1 by noon." And yes, priced at $494 per square foot, we’d be willing to bet the sale will be "over asking!" (and perhaps even more than was owed).

∙ Listing: 1164 Church Street (2/2) 1,722 sqft - $849,900 [Pacific Union]
Stop the Eviction of Kathryn Galves, Her Sister, and Their Dog [occupytheauctions.org]
It's Not This Mid-Century Modern Noe Valley Home That Was Flawed [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (37) | (email story)

2012 Decorator Showcase Sneak Peek And Kitchen Before And After

2020 Jackson: Main Kitchen Before

While the 2012 Decorator Showcase at 2020 Jackson Street doesn’t officially open its doors until Friday, a plugged-in tipster delivers a sneak peek of the transformation of the main kitchen, before (above) and after (below) as redecorated by Green Couch.

2020 Jackson: Main Kitchen After

Showcasing 2020 Jackson Street [SocketSite]
A Pre-Showcase $2,500,000 Price Cut For 2020 Jackson [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (30) | (email story)

April 20, 2012

Old School Silicon Valley Wealth And San Francisco Views

130 Sea Cliff Avenue

Purchased for $5,500,000 in 2003, the systems within 130 Sea Cliff Avenue were subsequently replaced, steel moment frames were added, and the baths and kitchen were remodeled. Five years later, the kitchen was renovated again and 130 Sea Cliff is now back on the market and listed for $13,000,000.

130 Sea Cliff Avenue Kitchen

The property boasts five bedrooms and seven and one-half bathrooms across 6,375 square feet. And there’s a rather sweet pentroom office, from which old school Silicon Valley (think semiconductors) work was done and money was made.

130 Sea Cliff Avenue Office

∙ Listing: 130 Sea Cliff Avenue (5/7.5) 6,375 sqft - $13,000,000 [130seacliff.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (45) | (email story)

April 18, 2012

20 Mountain Spring(s) Eternal

20 Mountain Spring Exterior

Purchased for $2,725,000 in April 2000, in 2004 the two-bathroom home at 20 Mountain Spring Avenue was extensively remodeled, a bathroom was added and its carport enclosed, upon which a spa now sits with Golden Gate Bridge tower views.

20 Mountain Spring Spa

In April 2007 the property returned to the market listed for $3,500,000 but was quickly withdrawn without a reported sale. The Clarendon Heights home with big windows and views is now back on the market and asking $2,995,000 in April 2012.

20 Mountain Spring Living

∙ Listing: 20 Mountain Spring Avenue (3/3) - $2,995,000 [sfproperties.com]

Posted by socketadmin at 3:30 PM | Permalink | Comments (10) | (email story)

April 13, 2012

A Peek Inside The Crazy Cool 369 Upper Terrace Lair

369 Upper Terrrace

Having graced the cover of Metropolitan Home, featured in Dwell and on the AIA Home Tour, the modern flair of 369 Upper Terrace is hidden away behind a simple entrance.

369 Upper Terrrace Living

From the architect who designed the home for a co-founder of Razorfish in 2000:

The makeover of a rickety 70’s house on steep lot in Ashbury Heights resulted in a modern light-filled aerie with wide-open expanses of glass capturing views and bringing in natural light.
White walls and white terrazo floors allow one to clearly register the changing patterns of the light throughout the day. Balconies on every level connect the spaces to the outdoors, enabling a full immersion into the elements – sun, wind, and fog.
Feature elements like the fireplace and kitchen casework were treated like compositional 
objects within the space, clad in rich materials like marble, walnut, and cold-rolled steel.

And no, you’re not crazy, that is a white (vinyl) padded bedroom under the garage, designed as "a one of a kind…lair for music listening" and guest room when needed.

369 Upper Terrrace Music Lair

∙ Listing: 369 Upper Terrace (3/3) 3,462 sqft - $2,995,000 [369upperterrace.com]
Nilus Designs: Upper Terrace [nilusdesigns.com]

Posted by socketadmin at 6:30 AM | Permalink | Comments (19) | (email story)

April 12, 2012

Cash Is King But Loans Can Be Leveraged

2030 3rd Street

Having sold as new for $459,000 in the year 2000 and refinanced in 2007 with a $525,000 first, 2030 3rd Street #9 returned to the market in November 2010 listed for $649,000 with the seller in default and over $30,000 past due on that new note.

Failing to find a buyer despite being reduced to $589,000, the two-bedroom condo was foreclosed upon and sold on the courthouse steps for $440,001 in cash that December.

Flipped with conventional financing in place for $535,000 three months later (March 2011), today the Central Waterfront condo returned to the market listed for $599,900 ($566 per square foot) having been spruced up a bit but otherwise looking rather apples-to-apples.

2030 3rd Street #9 Living

∙ Listing: 2030 3rd Street #9 (2/2.5) 1,059 sqft - $599,900 [obeo.com]
15-Year Mortgage Rates Hit All-Time Low As Purchase Activity Drops [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (17) | (email story)

April 11, 2012

Agent Versus Auctioneer: The Race Is On At 325 Berry

325 Berry Street #602

In default since January 2011 when already $34,633 past due on a $727,920 first, and originally scheduled to first hit the courthouse steps last month but postponed, 325 Berry #602 is once again scheduled to hit the steps this afternoon at 2 pm.

Purchased for $910,000 in August of 2007 with 10 percent down, the 1,117 square foot Park Terrace one-bedroom has been listed on the MLS as a short sale for $749,000 and "in contract" for the past 352 days.

As always, we’ll let you know who closes first.

∙ Listing: 325 Berry Street #602 (1/1) 1,117 sqft - $749,000 (short sale) [Redfin]
Park Terrace: From New Condo Smell To Litigation Discount [SocketSite]
A Savvy Buyer Loses The Race To The Courthouse Steps [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (11) | (email story)

April 10, 2012

Fewer Walls (And No Apples) At 42 August Alley

42 August Alley Living Room

Purchased for $2,250,000 in 2008, in 2009 walls were moved, a new kitchen and wet bar were installed, and "selective structural work" was completed at 42 August Alley.

Listed with 2,033 square feet in 2008, the remodeled North Beach home (click floor plan to enlarge) with two car garage is now back on the market and listed for $2,495,000.

∙ Listing: 42 August Alley (3/2.5) - $2,495,000 [42augustalley.com]

Posted by socketadmin at 7:00 AM | Permalink | Comments (20) | (email story)

April 6, 2012

A Maniscalco Designed Modern Apple Atop Dolores Heights

350 Hill Street

Another 2011 AIA Home Tour property, the modern John Maniscalco redesigned "Hill Street Residence" at 350 Hill Street sold for $2,900,000 ($853 per square foot) in 2009.

350 Hill Kitchen

Featuring four bedrooms across three levels with big windows, an open floor plan, and some rather nice and recognizable indoor-outdoor living off the kitchen, the 3,400 square foot home is back on the market in 2012 listed for $3,395,000 ($999 per square).

350 Hill Rear Facade

And yes, by the book, it's actually Dolores Heights.

∙ Listing: 350 Hill Street (4/3.5) 3,400 sqft - $3,395,000 [teedhaze.com]
2011 San Francisco Living: AIA Home Tours Lineup (And Challenge) [SocketSite]
A Week Of Atonement [SocketSite]
San Francisco Association Of Realtors New Neighborhood Map [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (15) | (email story)

3235 Pacific Ave: Purchased With A $20 Down Payment (In 1908)

3235 Pacific Avenue

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.

3235 Pacific Kitchen

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.

3235 Pacific Conservatory

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.

∙ Listing: 3235 Pacific Avenue (2/3.5) - $4,200,000 [3235pacific.com]
Stadtmuller House History [victorianalliance.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (20) | (email story)

April 5, 2012

A Pre-Showcase $2,500,000 Price Cut For 2020 Jackson

2020 Jackson Street

Purchased for $15,000,000 by the Catherine Schwab Revocable Trust in 2004, the 11,500 square foot Hellman Mansion with seven bedrooms at 2020 Jackson Street returned to the market seven months ago listed for $20,000,000.

Since tapped to be the 2012 Decorator Showcase home, as it was in 1991 as well, the asking price for the Julius Kraft designed pad has just been reduced to $17,500,000.

Built in 1902 by Wells Fargo Bank President Isaias Hellman as a wedding gift for his daughter, 2020 Jackson Street served as the makeshift headquarters of Wells Fargo following San Francisco's great quake and fire in 1906. As it appeared at the time:

2020 Jackson Street circa 1906

∙ Listing: 2020 Jackson Street (7/7.5) 11,500 sqft - $17,500,000 [2020jackson.com]
The Hellman Mansion Officially Hits The Market Listed For $20 Million [SocketSite]
Showcasing 2020 Jackson Street [SocketSite]
2020 Jackson’s Storied Past (And Currently Staging) [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (12) | (email story)

April 4, 2012

645 Congo Cuts $105K

645 Congo

Featured on the AIA Home Tour last year, the modern MaK Studio designed "Congo Street Residence" at 645 Congo has been on the market for a month over in Glen Park.

645 Congo Dining and Kitchen

Listed for $2,085,000 at the end of February, the asking price has been cut to $1,980,000 for the designer three-bedroom home across three levels with a Viking cooktop in the kitchen and custom built cabinetry and hand forged metalwork throughout.

645 Congo: Floor Plan

∙ Listing: 645 Congo (3/2) - $1,980,000 [arthouse645.com]
2011 San Francisco Living: AIA Home Tours Lineup (And Challenge) [SocketSite]
MaK Studio Featured Projects: Congo [makstudio.net]

Posted by socketadmin at 1:15 PM | Permalink | Comments (24) | (email story)

On Again, Off Again, And Back Again For The Apple At 946 Elizabeth

946 Elizabeth

As we reported last month:

Having been reduced to $2,495,000 two weeks ago, the listing for 946 Elizabeth was withdrawn from the MLS yesterday without a reported sale.
Once again, the single-family Noe Valley home was purchased for $2,375,000 in November 2010 having previously traded for $2,675,000 in April 2007, apples-to-apples style.

Relisted "under contract" two weeks later, 946 Elizabeth is back to being active and available for $2,495,000 on the MLS.

Once again, if you think you know the Noe market, now's the time to tell.

∙ Listing: 946 Elizabeth (3/3.5) 3,120 sqft - $2,495,000 [946elizabethstreet.com]
No Noe Apple For You As 946 Elizabeth Is Withdrawn Without A Sale [SocketSite]
Can You Correctly Re-Pick This Noe Valley Apple To Be? [SocketSite]
946 Elizabeth Is Picked Up Down At 11 Percent Under Its 2007 Sale [SocketSite]
Think You Know Noe? Now’s The Time To Tell [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (3) | (email story)

April 3, 2012

A Foreclosed Upon San Francisco Landmark Mansion's Return

2799 Pacific

With $11,363,000 owed and no bidders at $10,000,000 on the courthouse steps, Chevy Chase Bank foreclosed upon 2799 Pacific back in 2009. It wasn’t until 2011, however, that the bank forcibly removed the ex-owners and changed the locks on the Pacific Heights mansion with a large level side yard and rather luxurious spa out back.

2799 Pacific Spa

Commissioned by Dr. C. N. Ellinwood in 1893, 2799 Pacific was originally designed by Eugene Freeman and its 28 rooms (now including 11 bedrooms and 11 full bathrooms) and glass domed center hallway are San Francisco Landmark #207.

2799 Pacific Game Room and Dome

A three year and $10+ million renovation of the main house and expansion of the carriage house behind (think fitness center, caretaker's apartment, and the 75-foot lap pool pictured above) was led by Lewis Butler and Paul Wiseman and finished in 2000.

2799 Pacific Entry

And while not yet officially listed nor inventory, 2799 Pacific is now back on the market and asking $12,500,000 for the bank-owned home.

∙ Listing: 2799 Pacific (11/12) - $12,500,000 [nealwardproperties.com]
A Landmark District Seven Mansion Foreclosure (2799 Pacific) [SocketSite]
Two Years Later And The Bank Gets Its Mansion Back [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (63) | (email story)

March 30, 2012

Think You Know Noe? Now’s The Time To Tell

Purchased for $1,560,000 eight months ago, the single-family Noe Valley home at 152 Clipper Street has just returned to the market listed for $1,549,000.

While short-term holds make it difficult to recoup hefty transaction costs, they do provide a nice measure of the market, apples-to-apples style (albeit in this case, with $17,000 of permitted pest work completed in-between sales).

If you think you know Noe, now’s the time to tell. And with respect to the reason for selling, word on the street is that it’s related to work.

∙ Listing: 152 Clipper Street (3/3) 1,723 sqft - $1,560,000 [MLS]

Posted by socketadmin at 7:00 AM | Permalink | Comments (74) | (email story)

March 28, 2012

Buyer (And DBI) Beware

Having sold for $675,000 a year ago, and with a permit to simply remodel the kitchen and bathrooms in-kind pulled since, the single-family home at 33 Fountain was gutted instead.

And while there might be plans to expand and double to size of the home, and it’s listed on the MLS with the four bedrooms and baths that don’t yet exist, keep in mind said plans and pictured new framing haven’t been submitted to Planning, much less approved.

Buyer (and DBI) beware.

∙ Listing: 33 Fountain Street - $999,900 [Redfin]

Posted by socketadmin at 12:30 PM | Permalink | Comments (112) | (email story)

March 23, 2012

Remodeling Shock And Awe

255 Magellan Avenue

Designed by Edward E. Young and built upon a double Forrest Hill lot in 1933, much of the then Tudor home at 255 Magellan was remodeled in the early 90’s and the interior now features a limestone and marble atrium that’s rather "awe inspiring" indeed.

255%20Magellan%20Fountain%20Room.jpg

And there's now a master bath that’s feeling as Arabian or Italian as it is "Art Deco."

255%20Magellan%20Master%20Bath.jpg

∙ Listing: 255 Magellan Ave (5/5.5) - $3,295,000 [255magellanave.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (21) | (email story)

March 22, 2012

Take Three (And Three Hundred Thousand Off) For 1391 Clayton

1391 Clayton Living

As we reported back in March of 2009:

On the market last October asking $2,795,000 and then relisted in January for $100,000 less, 1391 Clayton has hit Craigslist as a rental asking $7,500 per month. We’ll let you run your own numbers, but be sure to show your work if you do.

The 2,885 square foot contemporary Clarendon Heights home at 1391 Clayton is now back on the market and listed for $2,395,000 with possession at close of escrow.

∙ Listing: 1391 Clayton (4/4.5) 2,885 sqft - $2,395,000 [1391clayton.com]
From Coming Soon To On The Market To Up For Rent: 1391 Clayton [SocketSite]
From Coming Soon To On The Market And A Peek Inside: 1391 Clayton [SocketSite]
To Rent Or To Buy, That Is The Question (That Only You Can Answer) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (6) | (email story)

March 20, 2012

The Race Is On Down In The Marina

3737 Broderick Street

Purchased for $2,500,000 in 2006, the renovated "Mediterranean Revival jewel" at 3737 Broderick Street, "just steps from the Marina Green and the St. Francis and Golden Gate Yacht Clubs," returned to the market four months ago listed for $2,649,500, a list price which was dropped to $2,292,000 as a "bank approved" short-sale in January.

With a sale pending per the MLS, the four-bedroom Marina property is currently scheduled to hit the courthouse steps tomorrow being $279,777 past due on the $2,000,000 first mortgage employed in 2006 when 3737 Broderick was purchased with 10 percent ($250,500) down.

Once again, the race to the courthouse steps is on.

∙ Listing: 3737 Broderick (4/2.5) 2,652 sqft - $2,292,000 (short sale) [Redfin]
A Savvy Buyer Loses The Race To The Courthouse Steps [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (5) | (email story)

March 16, 2012

¡Ay, Caramba! Nos Gusta Over On El Camino Del Mar

738%20El%20Camino%20Del%20Mar.jpg

Purchased for $5,500,000 in early 2008 and then remodeled by Ken Fulk in 2009, the Spanish-Mediterranean Sea Cliff home at 738 El Camino Del Mar Avenue has just returned to the market listed for $6,995,000.

738 El Camino Del Mar Living

Tax records suggest 738 was built as a 4,308 square foot four-bedroom in 1927, but it appears to have since been remodeled as a three. And while there might not be any bridge views today, we'll be lounging by one of the three fireplaces waiting for it to clear.

738 El Camino Del Mar Bedroom

Feel free to grab a bottle from the wine cellar and meet us upstairs. It's good to be a VC.

∙ Listing: 738 El Camino Del Mar Avenue (3/3.5) - $6,995,000 [sfproperties.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (15) | (email story)

From Semi-Charmed Life To Renovated Condo At 1254 Washington

1254 Washington Kitchen

As we first reported in 2008 with respect to the penthouse at 1254 Washington Street:

Third Eye Blind front man Stephen Jenkins’ successfully sold his Pacific Heights mini-manse in 2005. And if our plugged-in tipster is correct, perhaps Third Eye Blind’s ex-bassist should have followed suit as his "European Style Nob Hill Penthouse" is now on the market and in "Preforeclosure" (rumor has it a bankruptcy might be involved).
And while the views are spectacular, it takes four flights of stairs to reach them, parking is leased one block away, and let’s just say the conspicuous lack of interior photography wasn’t simply an oversight (and perhaps the result of really living like a rockstar).

The three-bedroom condo "in need of some serious TLC" ended up selling for $955,000.

Having since been completely remodeled and now sporting Viking, Miele, Thermador, and Dacor appliances in the open kitchen, and rather big views from the adjacent private deck, 1254 Washington Street is once again on the market and listed for $1,149,000.

1254 Washington Deck

∙ Listing: 1254 Washington Street (3/2) 1,410 sqft - $1,149,000 [luxpropertywebsites.com]
Live Like A Rockstar (Just Don't Spend Like One) [SocketSite]
Live Like A Rockstar [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (7) | (email story)

March 14, 2012

A Proper Mudroom For A Rainy Day

The then 3,078 square foot home at 2765 Union Street was purchased for $3,595,000 in early 2008. In 2010, 759 square feet were added behind the garage (the entrance to which was widened) and includes a new bath, "storage space," and proper mudroom.

Purchased as remodeled in 2008, the baths and kitchen have been remodeled anew.

The Cow Hollow home is now back on the market and listed for $4,695,000.

∙ Listing: 2765 Union Street (5/4) 3,962 sqft - $4,695,000 [Redfin]

Posted by socketadmin at 2:30 PM | Permalink | Comments (13) | (email story)

Rarely Available Once Again

1918 Pine Street Facade

Six years since last being "rarely available" and selling for $2,400,000, the bathrooms and main kitchen within 1918 Pine Street have since been updated and the big four-bedroom Lower Pacific Heights property is back on the market and listed for $2,950,000.

1918 Pine Street Floor Plan

Yes, it’s technically a two-unit building. And there's now a place to lock up the wine.

1918 Pine Street Wine Storage

∙ Listing: 1918 Pine Street (4/4.5) 4,300 sqft - $2,950,000 [1918pine.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (13) | (email story)

Vanity, Pure And Simple

2253 Broderick Floor Plan

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.

2253 Broderick Sink Vanity

∙ Listing: 2253 Broderick (4/3.5) 3,356 sqft - $2,795,000 [sfproperties.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (21) | (email story)

March 13, 2012

We Give You (111) Liberty

111 Liberty Living

Purchased as a 2,350 square foot two-unit building for $1,335,000 in September 2010 with permits in place to add a new ground and third floor and expand a bit in-between, 111 Liberty Street has quietly (so far) returned as a 4,700 square foot Liberty Hill home.

With high ceilings and contemporary finishes throughout, and a legal one-bedroom below (click floor plan above to enlarge), 111 Liberty is soon to be listed seeking $4,995,000.

111 Liberty Kitchen

∙ Listing: 111 Liberty (5/4.5) - $4,995,000 [111liberty.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (40) | (email story)

March 12, 2012

Inside A San Francisco Wife-Swapper's House And Actions

479 Douglass New Kitchen

In October 2009, the then two-bedroom single-family home at 479 Douglass Street was listed for $779,000 with its upper level "tenant-occupied by [a] longtime [elderly] gentleman" paying $490 per month in rent.

In November 2009, the sale of 479 Douglass closed escrow with recorded contract price of $850,000 with the tenant in place. That December, an "anonymous" complaint was filed with the city noting a "possible illegal unit on [the] second floor" and two kitchens in the single-family home.

Without a history of any permits to convert the property from a legal single family house to a two-unit dwelling, a permit was issued to remove the second kitchen and convert the property back into a single family dwelling, without the elderly tenant in place.

A year later, permits were issued to raise, extend, and rebuild 479 Douglass which has returned to the market as a modern four-bedroom Noe Valley home listed for $2,895,000.

Oh, and about that headline, the seller is Stephen Fowler of ABC's Wife Swap fame.

∙ Listing: 479 Douglass (4/3.5) - $2,895,000 [479douglass.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (58) | (email story)

March 9, 2012

A Two-Year Artani (818 Van Ness Avenue) Apple To Be

818 Van Ness: 8/11/08 (www.SocketSite.com)

While the Artani sales office still has around ten unsold units left to sell over at 818 Van Ness Avenue, #203 has returned to the market as a resale and two-year apple to be.

Purchased for $549,000 in June of 2010, the 781 square foot one-bedroom has been on the market for a week seeking the same. Ole!

∙ Listing: 818 Van Ness #203 (1/1) 781 sqft - $549,000 [818vanness203.com]
The Artani (818 Van Ness) Opens And A Plugged-In Reader Reports [SocketSite]
Artani (818 Van Ness) Inventory Starts To Return As Expected [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (3) | (email story)

March 8, 2012

On A Day Like Today, We'll See You At The Pool...

1750 Taylor #2003 Living Room

Purchased for $2,675,000 in 2002 but since upgraded with a new kitchen, baths and bamboo floors, 1750 Taylor #2003 has just returned to the market listed for $2,850,000.

1750 Taylor #2003 Floor Plan

Yes, there are big views from the three-bedroom including the maid's. But as importantly on a day like today, there are also big views from the Royal Towers outdoor pool.

Royal Towers Pool

∙ Listing: 1750 Taylor #2003 (3/3) 1,920 sqft - $2,850,000 [theroyaltowers.com]

Posted by socketadmin at 4:15 PM | Permalink | Comments (15) | (email story)

From Rock God’s Studio To Romper Room

2505 Divisadero Wine Cellar

As a number of readers have noted, a bit of interior photography and floor plans for the main two floors of 2505 Divsadero are now online. Apparently Kirk Hammett’s former sound studio is now "a wonderful kids playroom and home theater." And according to the listing, within the new temperature controlled wine room lies the built-in safe.

Comments: 2505 Divisadero Returns Sans Kirk Hammett And Its Beard [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | (email story)

March 7, 2012

A Savvy Buyer’s Short Sale And Race Against The Courthouse Steps

601 Van Ness #75 Bedroom

In 2006, the 1,286 square foot Opera Plaza two-bedroom sold for $612,000. A year later, the "Best in City Living for the Savvy Buyer" marketed condo sold for $665,000.

The 2007 purchase was financed by way of a $531,750 first mortgage, a $100,000 second and $33,250 (5%) down. By the beginning of 2011, the savvy buyer was already $34,945 past due on the first alone.

Having been listed as a short sale this past January, and with a list price that was changed to $465,000 last month, 601 Van Ness #75 is currently in contract but contingent according to the MLS. At the same time, 601 Van Ness #75 is also scheduled to hit the courthouse steps this afternoon.

We’ll let you know who (fore)closes first.

∙ Listing: 601 Van Ness #75 (2/2) 1,286 sqft – "$465,000" (short sale) [Redfin]

Posted by socketadmin at 10:00 AM | Permalink | Comments (15) | (email story)

March 6, 2012

An Ethereal Orlando Diaz-Azcuy Designed $3.2M One Bedroom

1170 Sacramento #15A Living

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.

1170 Sacramento #15A Kitchen

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]

Posted by socketadmin at 7:30 AM | Permalink | Comments (34) | (email story)

March 2, 2012

2505 Divisadero Returns Sans Kirk Hammett And Its Beard

2505 Divisadero 2012 (www.SocketSite.com)

Metallica’s Kirk Hammett has long moved on, but his former Pacific Heights home at 2505 Divisadero Street has just returned to the market listed for $9,250,000.

According to its listing, the 10,100 square foot Georgian mansion has been "meticulously remodeled" since being purchased from Hammett for $7,600,000 in December 2009 when last listed for $8,995,000 (originally asking $12,500,000).

In the words of a plugged-in reader two years ago:

Note to new buyer. It’s time to shave the beard off the front of the house. That Ivy is on its last leg and sucks the life out of any chance of curb appeal.

Done. We'll let you know when photos of the meticulously remodeled interior are online.

Listing: 2505 Divisadero(8/8.5) 10,100 sqft - $9,250,000 [davidbellings.com]
The Monster’s Confidential (And Slightly Less Monstrous) Sale Price [SocketSite]
Kirk Hammett’s Pacific Heights Monster Is Back (2505 Divisadero) [SocketSite]
Some Kind Of Monster In This Kind Of Market (2505 Divisadero) [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (22) | (email story)

February 29, 2012

Up, Down, And Back Again In South Beach

Back in January 2008 when covering the bank-owned (REO) auction of 41 Federal #42, we noted what we perceived as a change in the market, a perception not everyone shared:

…this whole thread is about REO as indicator. Is it not? Socketsite said it "just might speak" to that. Baloney. It is an REO. REO as trend? LOL.

Having been purchased from the developer for $880,000 in December 2006, 41 Federal #42 had become bank-owned in September 2007 and sold for $700,000 the following May.

Purchased for $1,150,000 in October 2006, two months before the first sale of #42, 41 Federal #21 has just returned to the market listed for $1,149,000.

∙ Listing: 41 Federal #21 (2/2) 1,365 sqft - $1,149,000 [Redfin]
Going Once, Going Twice…Going Five Times At Shore|Line: 41 Federal [SocketSite]
San Francisco Bucks CA Foreclosure Trends, But Not In A Good Way [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (6) | (email story)

February 27, 2012

Before And After And Back On The Market At 2828 Jackson

2828 Jackson Before and After

Purchased as a 3,747 square foot "sleek contemporary Pacific Heights home" for $3,325,000 in 2007, the original 1980’s façade and interior of 2828 Jackson are history.

2828 Jackson Living

Now, an "exquisitely renovated contemporary" 2828 Jackson Street is back on the market in 2012 listed for $4,200,000 with all new fixtures and finishes in place.

2828 Jackson Kitchen

And yes, in addition to four bedrooms, there's a bit of indoor-outdoor living to boot.

∙ Listing: 2828 Jackson (4/4.5) - $4,200,000 [2828jackson.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (12) | (email story)

February 24, 2012

A Remodeled 444-446 Roosevelt Returns As A Single-Family Home

Apples to apples, 444-446 Roosevelt Way was purchased for $2,100,000 in early 2008, relisted for $1,750,000 in early 2011 with permits to excavate, expand, and remodel in place, and sold for $1,300,000 this past July.

Now an orange, it’s a plugged-in reader that notices the since remodeled Corona heights home has just returned to the market as 446 Roosevelt and listed for $2,650,000 as a single-family home.

As the building, and the house next door, looked before:

444 Roosevelt Way

∙ Listing: 444 Roosevelt Way (4/4) - $2,650,000 [Redfin]
A Gut Check For 444 Roosevelt Way [SocketSite]
The Green Is Gone At 438 Roosevelt [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (28) | (email story)

Millennium Tower Apples-To-Apples Take Two

301 Mission Street #17C Floor Plan

With Millennium Tower 70 percent sold and sales volume picking up, we turn our attention to a one-bedroom apple to be in the building.

Purchased for $884,000 in March of 2010, 301 Mission Street #17C hit the market this past October listed for $849,000 before being withdrawn from the MLS in December.

Today, the 833 square foot corner condo was listed anew for $849,000 and with an official one day on the market once again.

∙ Listing: 301 Mission Street #17C (1/1) 833 sqft - $849,000 [Redfin]
Millennium And One Hawthorne 70% Sold, Madrone Closings In July [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

February 23, 2012

Say Hello To Your Little Friend (In The Shower) At 1507 Noe

1507 Noe

Purchased for $785,000 in 2006, plans to raise the 1,050 square foot home at 1507 Noe Street to create a garage and add two stories were approved in 2009. And today, a modern 1507 Noe has returned to the market with 3,400 square feet and listed for $2,750,000.

1507%20Noe%20Kitchen.jpg

The "modern and sleek finishes" include limestone, marble, various woods (including Danish Douglas Fir and walnut), and plenty of glass from which to see (and be seen).

1507 Noe Shower

Speaking of which, will we see you at the housewarming?

∙ Listing:1507 Noe Street (4/3.5) 3,400 sqft - $2,750,000 [Vanguard]

Posted by socketadmin at 7:15 AM | Permalink | Comments (38) | (email story)

February 21, 2012

Take One Down, Pass It Around, 1,137 Bottles Of Wine On The Wall

245 Mallorca Way Kitchen

Purchased for $2,555,000 in 2002 but then extensively remodeled in 2009, at which point the temperature controlled wine room for 1,138 bottles was added, the four bedroom home at 245 Mallorca Way has returned to the market listed for $3,495,000.

245 Mallorca Way Wine Cellar

A few other numbers for 245 Mallorca Way: two car garage, three fireplaces, four and one-half baths, and a finished 3,676 square feet prior to the remodeling. Oh, and the seven televisions are included in the price but the chandelier in the dining room is not.

∙ Listing: 245 Mallorca Way (4/4.5) - $3,495,000 [sfproperties.com]

Posted by socketadmin at 1:15 PM | Permalink | Comments (51) | (email story)

February 17, 2012

845 Montgomery Penthouse Triptych And Listing Take Three

845 Montgomery PH1 Living

As we wrote this past August:

With a self-reported $900,000 worth of upgrades since being purchased for $2,633,000 in April 2008, the listing for 845 Montgomery PH#1 has been withdrawn from the MLS after another 117 days on the market without a reported sale, last asking $2,950,000.
On a positive note, plugged-in readers now know where to get a Vertigo triptych made.

From the triptych to take three, the 845 Montgomery Penthouse #1 has just returned to the market with a just-completed roof deck and listed for $2,650,000.

845 Montgomery PH1 Roof Deck

∙ Listing: 845 Montgomery PH#1 (2/2.5) – 2,018 sqft - $2,650,000 [McGuire]
A Bit Of Vertigo As An 845 Montgomery Penthouse Is Withdrawn [SocketSite]
Comments: The 845 Montgomery Penthouse Pineapple Returns [SocketSite]
A Penthouse Pineapple And Lower Floor Apple At Jackson Square [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (10) | (email story)

February 16, 2012

230 Ritch Is

230 Ritch Rear

In 1998, the tri-level loft at 230 Ritch was created when Santos Prescott & Associates led the conversion of a 1930’s South Beach warehouse to live/work condominiums.

230 Ritch Living

In 2004, the 2,640 square foot unit with two outdoor patios and twenty-two foot ceilings in the master suite was purchased by a local architect for $1,420,000.

A few weeks ago 230 Ritch returned to the market and yesterday it was officially listed for $2,499,000 with a bit more style and built-ins in the living room versus its listing in 2004.

∙ Listing: 230 Ritch Street (4/3) 2,640 sqft - $2,499,000 [230ritchstreet.com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (9) | (email story)

February 15, 2012

2012: A Russian Hill Odyssey

1023 Vallejo Living

As we noted when 1023 Vallejo hit the market in 2009 listed for $4,900,000, designed by Julia Morgan for a Mrs. Livermore in 1917, the viewtastic Russian Hill home was renovated in 2005 having been purchased by the late Hal Riney for $3,000,000 in 2003.

1023 Vallejo Dining Room

Withdrawn from the market in 2009 without a sale, as a plugged-in reader notes, the 3,679 square foot property is back on the market and listed for $4,200,000.

1023 Vallejo Kitchen

Five full baths, four car parking, three bedrooms, two thumbs up, and one beautiful stove.

1023 Vallejo Stove

∙ Listing: 1023 Vallejo (3/5) 3,679 sqft - $4,200,000 [obeo.com]
Morgan Beauty That’s More Than Skin (And Views) Deep: 1023 Vallejo [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (13) | (email story)

February 14, 2012

No Apples At 315 Santa Clara Avenue (But There Is A Pool)

315 Santa Clara Avenue

Purchased for $2,625,000 in 2007, the 5,707 square foot home on a double lot at 315 Santa Clara Avenue was reconfigured and remodeled in 2008, including a new kitchen.

315 Santa Clara Avenue Kitchen

The St. Francis Wood home returned to the market listed for $4,795,000 in 2009. Having been relisted and reduced a few times since, 315 Santa Clara Avenue is back on the market and asking $3,800,000. And yes, there’s a heated pool (and sauna) within.

315 Santa Clara Avenue Pool

∙ Listing: 315 Santa Clara Avenue (4/5.5) 5,707 sqft - $3,800,000 [315santaclara.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (19) | (email story)

February 13, 2012

The Year Of The Black Water Dragon Brings 255 Berry #708 Back

255 Berry #708: Kitchen

Back in 2008, it was the wood paneled ceiling and wide plank floors within 255 Berry #708 that first caught our attention, and the multiple balconies, southwest exposure, and completely overhauled kitchen (and baths) that kept it.

On the market for $2,495,000 at the time, the 2,293 square foot designer remodeled two-bedroom penthouse ended up closing escrow for $2,350,000 a month later.

It’s now the year of the Black Water Dragon and 255 Berry #708 has returned to the market listed for a rather auspicious $2,688,800. Gong Xi Fa Cai?

A Designer Remodel Of A Relatively New Penthouse: 255 Berry #708 [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (9) | (email story)

Showcasing 2020 Jackson Street

2020 Jackson Exterior

As we first reported this past September:

Plugged-in people knew it was coming and even got a brief peek inside, and now 2020 Jackson (a.k.a. The Hellman Mansion) has officially hit the market listed for $20,000,000 having been purchased for $22,500,000 in 2004 according to Propertyshark.
While Propertyshark states $22,500,000, however, tax records and a plugged-in source involved with the sale say the 2004 sale price was actually $15,000,000.

After 150 days on the market, 2020 Jackson remains available. As a reader notes, the Julius Kraft designed 11,500 square foot pad will be the canvas for the 2012 Decorator Showcase which opens in April. And yes, that's its pre-showcase condition above and below.

2020%20Jackson%20Dining%202012.jpg

The Hellman Mansion Officially Hits The Market Listed For $20 Million [SocketSite]
2020 Jackson’s Storied Past (And Currently Staging) [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (4) | (email story)

February 9, 2012

A Chef’s Restaurateur’s Kitchen And Misstep(s)

Purchased for $1,225,000 in August 2006 and financed with a mortgage for $980,000, in 2007 a second was drawn for $97,206, perhaps to help pay for the "swank" remodel for which we couldn't find any permits online.

One the market and listed for $1,295,000 since last September, last month a notice of default was filed for the first mortgage which was already $58,806 past due at the time.

While the list price for the property hasn’t changed, it’s now positioned as a "short sale." And while the listing doesn’t note a chef’s kitchen, if a plugged-in tipster is correct, it is a restaurateur’s as the buyers in 2006 were operating Maya which closed late last year.

Watch your step on those stairs. And no, we don't believe they're to code.

∙ Listing: 286 Maywood Drive (3/2.5) 1,928 sqft - $1,295,000 [Redfin]
Selling Short And Still Walking Away With Cash At Settlement [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (32) | (email story)

Can You Correctly Re-Pick This Noe Valley Apple To Be?

946 Elizabeth

As we reported in November 2010:

From October 2004 to April 2007 the value of the single-family home at 946 Elizabeth increased from $2,100,000 to $2,675,000 for total appreciation of 21 percent and effective annual appreciation of 10 percent per year.
Yesterday the sale of 946 Elizabeth closed escrow with a reported contract price of $2,375,000, an 11 percent ($300,000) drop in value over the past three years.
The winner of our "think you know Noe" closest to the closing price challenge? A plugged-in "tipster" on the record at $2,365,000.

Back on the market and listed for $2,575,000 today, if you think you know Noe and the market for 946 Elizabeth now's the time to tell or forfeit your right to say "I told you so."

∙ Listing: 946 Elizabeth Street (3/3.5) 3,120 sqft - $2,575,000 [946elizabethstreet]
Can You Correctly Pick This Noe Valley Apple To Be? [SocketSite]
946 Elizabeth Is Picked Up Down At 11 Percent Under Its 2007 Sale [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (17) | (email story)

South Beach Apples-To-Apples And Year-Over-Year

200 Brannan

Listed for $1,288,000 in January 2011, the 2,097 square foot #320 at 200 Brannan sold for $1,260,000 last April. Back on the market ten months later and listed for $1,450,000.

200 Brannan #320 Living: Before and After

With new hardwood floors in place, it’s not perfectly apples-to-apples, but we’ll call it close enough. And if you think you know South Beach, now’s the time to tell.

∙ Listing: 200 Brannan Street #320 (2/2) 2,097 sqft - $1,450,000 [Redfin]

Posted by socketadmin at 8:00 AM | Permalink | Comments (5) | (email story)

February 6, 2012

Noe Valley Before, After, And Back On The Market At 752 27th Street

752 27th Street

Purchased as a 975 square foot "Charming Noe Valley View Home" for $972,000 in 2004, in 2007 a third floor was added, the lower level was legalized, and the rear extended to create the 3,463 square foot modern view home that now stands at 752 27th Street.

752 27th Street Living

The Topetcher Architecture led remodel features the views and an open floor plan.

752 27th Street Kitchen

The four-bedroom Noe Valley home is now back on the market and listed for $2,895,000. And for posteriorities sake, as it looked before, outside and in:

752%2027th%20Street%20Before.jpg

∙ Listing: 752 27th Street (4/3.5) 3,463 sqft - $2,895,000 [752-27thst.com] [Floor Plan]

Posted by socketadmin at 7:30 AM | Permalink | Comments (17) | (email story)

February 3, 2012

Buy A One, But Get A Two (With Views) At The Flick Of A Wrist

While the big city and bay views from 1333 Jones #1402 haven't changed since the Comstock one-bedroom was purchased for $970,000 in 2004 (and having traded for $800,000 in 2003, back when short-term holds somehow worked out), the interior has been updated along with the sliding doors that allow the den to act as a second bedroom.

∙ Listing: 1333 Jones #1402 (1/2) 1,278 sqft - $1,199,000 [thecomstocklifestyle.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (9) | (email story)

Origins Of The Man Cave

Having not been remodeled since the 60’s, the 2,628 square foot home at 1901 Diamond was purchased for $1,450,000 in 2007, underwent an "eco-friendly" and "no expenses spared" renovation, and sold for $2,050,000 with 2,819 square feet in October 2008.

Listed for $1,950,000 this past September, reduced to $1,850,000 “by Motivated Sellers!” in October, and then withdrawn from the market in December, yesterday the hill-top home with a Noe Valley address returned to the MLS listed anew and asking $1,795,000.

Fom the before files and origins of the modern day man cave:

1901 Diamond Before: Bar

∙ Listing: 1901 Diamond Street (4/3) 2,815 sqft - $1,795,000 [Redfin]

Posted by socketadmin at 6:00 AM | Permalink | Comments (44) | (email story)

February 2, 2012

The Power (And Price) Of Two

1177 California #331 Living Room

The joining of two units at 1177 California yields a dramatic 17 foot ceiling in the living room of #331, a framed view of Grace Cathedral across the street, and two spaces in which to park. And yes, monthly HOA dues of $1,889 for the Gramercy Towers two-bedroom.

∙ Listing: 1177 California #331 (2/2.5) 1,745 sqft - $848,000 [1177california331.com]

Posted by socketadmin at 2:30 PM | Permalink | Comments (17) | (email story)

That Flippin' Market Crash And 611 Laguna Honda Hang Makeover

611 Laguna Honda Before

Purchased for $1,300,000 in 2007 as the 2,142 square foot home pictured above, 611 Laguna Honda Boulevard was remodeled, expanded, and returned to the market with a new façade and 2,592 refinished square feet listed for $1,600,000 in September 2009.

Having been in default on a million dollar first mortgage since 2010, three months ago 611 Laguna Honda was taken back by the bank with no bidders at $942,622 cash.

611 Laguna Honda Kitchen 2012

Today, the Forrest Hill Extension home is back on the market and listed for $1,099,000, Blum cabinets, Bosch appliances, Quartz counters and all.

∙ Listing: 611 Laguna Honda Boulevard (4/4) 2,592 sqft - $1,099,000 [Redfin]

Posted by socketadmin at 11:30 AM | Permalink | Comments (102) | (email story)

Sweet Apple Jam For Your Morning Toast Atop Bernal's Heights

64 Prentiss

Built in 2009 and originally priced at $1,360,000 that year, the Bernal home atop the Heights at 64 Prentiss sold for $1,199,000 in March of 2010. The contemporary three-bedroom is now back on the market and listed for $1,099,000, apples-to-apples style.

64 Prentiss Living

Crank the volume and enjoy the sweet apple jam this morning, we’re swaying in our seats and wondering who they think they're targeting with the tune, or any tune, for that matter.

∙ Listing: 64 Prentiss Street (3/2.5) - $1,099,000 [vrguild.net]

Posted by socketadmin at 9:45 AM | Permalink | Comments (34) | (email story)

February 1, 2012

A Little Bit Of SOHO Down In SOMA Take Three (357 Tehama #4)

357%20Tehama%20Exterior2.jpg

Plugged-in people have perused numbers two and three at 357 Tehama Street, now it’s time for a peek inside the top-floor number four which is back on the market and asking $3,995,000 having been purchased as "raw space" for $1,990,000 in 2005.

357 Tehama #4 Living

The full-floor brick and timber #4 measures 3,535 square feet and was built-out with two bedrooms and two baths, including a 7 foot "airbath" and double shower in the master.

357 Tehama #4 Bath

357 Tehama #4 Kitchen

In terms of entertaining, the kitchen features a 6-burner Blue Star range with 22,000 BTU's and there's a 800-bottle temperature controlled Redwood wine room. Oh, and the 3,535 square feet doesn't include the deeded roof deck with outdoor kitchen and fireplace.

357 Tehama #4 Roof Deck

And yes, there's two car parking below to boot.

∙ Listing: 357 Tehama (2/2.5) 3,535 sqft - $3,995,000 [mcguire.com]
A Little Bit Of SOHO Down In SOMA Take Two (357 Tehama #2) [SocketSite]
A Little Bit Of SOHO Down In SOMA (357 Tehama And #3) [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (10) | (email story)

January 30, 2012

A Colorful Take On Life Inside The Hamiliton (631 O’Farrell)

While not measuring much more than 500 square feet, 631 O’Farrell #412 is one of those studios in The Hamilton that live much larger. Purchased for $210,000 in 2002, the colorfully decorated unit is now back on the market and listed for $239,000.

∙ Listing: 631 O’Farrell #412 (0/1) 520 sqft - $239,000 [vanguardsf.com]
Pay For 520, But Live Like 800 (With Bonus Points For "Trendyloin") [SocketSite]
Life At The Hamilton (631 O'Farrell): A Plugged-In Reader's Report [SocketSite]

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Before, After And Back On The Market In The Mission

1376 Florida Before

Purchased for $700,000 in 2007 and then approved to be rebuilt as two "low energy condominiums" totaling 3,000 square feet, as plugged-in people know 1376 Florida was listed as a short-sale for $300,000 a year ago, sold for $320,000, and has since been rebuilt and expanded (although without all the low energy features originally proposed).

1376 Florida Rebuilt

Back on the market and now listed as two condos, they're asking $799,000 for the lower 1376 Florida and $849,000 for the upper number 1378.

∙ Listing: 1376 Florida (3/2.5) 1,500 sqft - $799,000 [1376florida-sf.com]
∙ Listing: 1378 Florida (3/2) 1,500 sqft - $849,000 [1376florida-sf.com]
Plans For The Inner Mission Fixer At 1376 Florida Come Up Short [SocketSite]
No, This Wasn't In Florida But Rather On... [SocketSite]

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Live Like Tim Lincecum (Two Year $40.5M Contract Not Included)

141 Hampshire

As a plugged-in reader notes, the condo Tim Lincecum rented in 2010, and from which he was accused of stealing and destroying $200,000 worth of household items in 2011, has returned to the market listed for $1,795,000.

Having been listed for as much as $3,500,000 in 2008 but withdrawn from the market in 2010 last asking $1,700,000 prior to Lincecum's leasing, the current listing for the 2,790 square foot 141 Hampshire Street Unit B sports photos from its pre-Lincecum days.

141 Hampshire Unit B

Bonus points for identifying $200,000 worth of "bedding, doors, carpet, pillows, kitchenware, linens, furniture, household appliances, art work, decorations, patio furniture, lights, lamps, and mirrors" which could have been stolen or destroyed.

∙ Listing: 141 Hampshire Street Unit #B (3/3) 2,790 sqft - $1,795,000 [redfin.com]
Inside Tim Lincecum's Old Party Pad (Pre-Alleged Trashing) [SocketSite]
There Might Have Been Smoke, But No Report Of A Fire... [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (8) | (email story)

January 27, 2012

Quintessential Noe Valley (And Price Per Square Foot Trend)

Having undergone a major remodel in 1999 following its purchase for $410,000 in 1998, the "quintessential renovated and expanded Noe Valley home" at 4245 23rd Street sold for $1,700,000 in September of 2004.

The 2,302 square foot four-bedroom, which is much larger and scarcer than the median neighborhood home, is now back on the market and listed for $1,795,000.

Although their records appear to be incomplete for 2011, if PropertyShark is to correct, the median sale price per square foot for 94114 single-family homes was $697 in 2004, peaked at $953 in 2008, dropped to $840 in 2010, and was $773 last year on median sized home sales of 1,360, 1,530, 1,512, and 1,650 square feet respectively.

Based on PropertyShark’s stats, the median neighborhood price per square foot is up 11 percent since 2004 having increased 37 percent from 2004 to 2008, dropping 19 percent from 2008 to 2011, and having dropped 8 percent from 2010.

Keep in mind that with a 21 percent increase in the size of the median home sold from 2004 to 2011, even if the price per square foot had dropped 20 percent the median price paid would have shown "appreciation," one of the reasons simply quoting changes in median or average sale price often misleads.

And yes, size matters when it comes to comparing price per square foot for homes.

∙ Listing: 4245 23rd Street (4/3) 2,302 sqft - $1,795,000 [4245-23rdst.com]
Size Matters (At Least With Respect To Dollars Per Square Foot) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (21) | (email story)

January 26, 2012

Shooting For A Record $3,000 Per Square In San Francisco

1170 Sacramento #19B View

Listed for $4,900,000 in a very different condition back in 2008, 1170 Sacramento Street #19B (aka Penthouse B) sold to a local real estate agent for $3,125,000 in February 2009.

1170 Sacramento #19B Fireplace

The 1,999 square foot unit (per tax records) underwent a complete transformation in 2010, and was rebuilt as a two-bedroom with truly luxurious finishes, design and flow.

1170 Sacramento #19B Floor Plan

Penthouse #B is now back on the market and listed for $6,000,000, just over $3,000 per square foot which would be an all-time record for a San Francisco property, we do believe.

1170 Sacramento #19B Bedroom

And as plugged-in people know, the larger, but deconstructed, Penthouse #C atop 1170 Sacramento sold for $5,750,000 as a shell late last year.

∙ Listing: 1170 Sacramento #19B (2/2) 1,999 sqft - $6,000,000 [penthouse-b.com]
A Peek Inside The Deconstructed Penthouse Atop 1170 Sacramento [SocketSite]
The Shell Of The Northern Penthouse Atop 1170 Sacramento Sells [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (43) | (email story)

January 25, 2012

A New New Kitchen, Fireplace, And Listing For 2400 Green Street

2400 Green

With a remodeled and reconfigured kitchen featuring Scavolini cabinetry, unfortunately the sale of 2400 Green Street won't be apples-to-apples as compared to January 2008 when the 4,500 square foot Pacific Heights home was purchased for $3,995,000.

2400 Green: Kitchen 2012

As the then remodeled kitchen looked in early 2008:

2400 Green: Kitchen 2008

A modern gas fireplace has also replaced the original wood burning one in the living room.

2400 Green Fireplace Before and After

2400 Green Floor Plans

And having been on the market but off the MLS for a bit, 2400 Green Street is now official inventory having been listed for $3,900,000.

∙ Listing: 2400 Green (4/4.5) 4,500 sqft - $3,900,000 [2400green.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (28) | (email story)

January 24, 2012

A Perch From Which To Watch Boulders (Or Condos) Roll

611 Washington #2202 Floor Plan

Featuring big Coit Tower views and both indoor and outdoor perches from which to watch boulders (or condos) roll down Telegraph Hill, the 1,784 square foot condo #2202 at 611 Washington Street was purchased for $2,668,000 in June of 2007.

Built as a one, the now two-bedroom is back on the market and listed for $2,200,000, eighteen (18) percent below its 2007 sale.

And yes, we know the most recent boulders rolled down the other side of the Hill.

∙ Listing: 611 Washington (2/2) 1,784 sqft - $2,200,000 [611washington2202.com]
Just Quotes: This Is (Going To Be) A Mess On Telegraph Hill [SocketSite]

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It’s Time To Get Medieval On 1150 Monterey Boulevard

1150 Monterey Boulevard

It’s not often we see listings for "Medieval" estates in San Francisco (although it does happen), but yesterday the 4,100 square foot Monterey Heights "fixer" at 1150 Monterey Boulevard hit the market as a short sale listed for $1,400,000.

How does a home with a tax assessed value of $127,816 get listed as a short sale for $1,400,000? Well, in January 2006 a first mortgage for $1,500,000 was written on the property and was quickly followed by a second for $150,000 that February.

If you’re interested in the short sale you better act fast, however, for while not noted on the listing by the agent, a notice of default was filed against the first mortgage with $212,570 past due as of this past September and a foreclosure auction for 1150 Monterey Boulevard is currently scheduled for the courthouse steps in San Francisco this Thursday.

And while the current listing for the property on the MLS doesn’t offer any peeks inside, an old listing does, but get 'em while you can.

1150 Monterey Boulevard Living

UPDATE (1/25): According to the listing agent, "We have postponed the foreclosure date to facilitate the short sale." As always, we'll keep you posted and plugged-in.

Another $150,000 Flushed At Albion Castle (881 Innes Avenue) [SocketSite]

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January 23, 2012

Size Matters (At Least With Respect To Dollars Per Square Foot)

568 29th Street

Repainted since purchased for $1,105,000 in August 2007 with an attic loft that remains unwarranted, 568 29th Street has returned to the market listed for $995,000 in 2012.

568 29th Street Dining

Call it $881 per square foot at asking for the two-bedroom Noe home, well over the neighborhood median of $670 per square in 2011, but 10 percent under its apples-to-apples sale price of $978 per square foot in 2007 (in which the median was $757).

∙ Listing: 568 29th Street (2/1) 1,129 sqft - $995,000 [droubiteam.com]

Posted by socketadmin at 11:15 AM | Permalink | Comments (15) | (email story)

January 20, 2012

Still Not Cheap (But Half A Million Cheaper Than In 2008)

Just listed for $2,350,000 or $1,207 per square foot, the list price for 425 1st Street #5204 isn't exactly cheap. But having been purchased for $2,916,000, it is 19.4 percent ($566,000) cheaper for the One Rincon Hill three-bedroom today than in August of 2008.

∙ Listing: 425 1st Street #5204 (3/3) 1,947 - $2,350,000 [waterfront-sfviews.com]

Posted by socketadmin at 10:45 AM | Permalink | Comments (19) | (email story)

The Designer Home At 785 Cole Returns Having Been Remodeled

785 Cole Master

As we wrote when the Jensen & Macy redesigned home at 785 Cole Street hit the market in 2007 asking $2,000,000 and sold for $1,900,000 that August:

We're particularly fond of the wall of doors from the kitchen to the deck. And no, we can’t explain the Barcelona Couch in the Kitchen.

785 Cole Kitchen

Back on the market and listed for $2,275,000, but not apples-to-apples as walls have been removed, a steel beam put in place, and two bathrooms (not including the one above) have since been remodeled. Our original two sentiments stand.

UPDATE: While not yet live when we published this morning, a new site and photography for 785 Cole is now online. And yes, a table has replaced the couch in the kitchen.

785 Cole Kitchen 2012

∙ Listing: 785 Cole Street (3/2.5) 2,380 sqft - $2,275,000 [785cole.com]
Garcon, There’s A Couch In My Kitchen (785 Cole) [SocketSite]

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January 19, 2012

This Time It’s...Apples-To-Apples On Russian Hill

1080 Chestnut #7D: Interior

Back in March of 2008 we first featured the before and after floor plans for 1080 Chestnut #7D which had just hit the market listed for $1,350,000 at the time.

Having sold for $1,295,000 that July, the remodeled one-bedroom "located on one of Russian Hill's most distinguished flat blocks" returned to the market in early 2011 asking $1,149,000 but failed to find a buyer.

Yesterday, 1080 Chestnut #7D officially returned to the market listed for $999,000, 23 percent under its 2008 sale price on an apples-to-apples basis.

∙ Listing: 1080 Chestnut #7D (1/1.5) - $999,000 [Redfin]
A New Floor Plan And Major Remodel Turns An Apple Into An Orange [SocketSite]

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January 17, 2012

The Inner "Zen" Hidden Behind The Garage At 2145 Turk

2145 Turk Facade

Hidden behind and buffeted from the street by a side-by-side two-car garage, the "Zen-like" three-bedroom home at 2145 Turk Street offers open living areas...

2145 Turk Kitchen

...and a mix of styles from front to back.

2145 Turk: Back Bedroom

∙ Listing: 2145 Turk Street (3/3.5) 2,120 sqft - $1,249,000 [2145turk.com] [Street View]

Posted by socketadmin at 8:00 AM | Permalink | Comments (14) | (email story)

January 13, 2012

A New Listing (And Bath) For Thirty Eight Lusk Number One

38 Lusk Living Aerial

Purchased for $1,250,000 in 2008, the one-bedroom live/work loft number one at 38 Lusk returned to the market in July 2009 with a splashy new bath and listed for $1,499,000.

38 Lusk Bath After

Withdrawn from the market that December without a reduction or reported sale, the 1,850 square foot (per its current listing) condo has just been listed anew for $1,398,000.

38 Lusk Kitchen

As the less splashy bath above looked in 2008:

38 Lusk Bath Before

And while we don’t think you'll find any permits for the remodeling online, keep in mind that doesn’t means it didn't happen (or was free).

∙ Listing: 38 Lusk #1 (1/2) 1,850 sqft - $1,398,000 [38lusk1.com]

Posted by socketadmin at 6:00 PM | Permalink | Comments (9) | (email story)

1027 Cole Street Returns "Redefined For Contemporary Living"

As plugged-in people know, 1027 Cole Street sold for $1,700,000 in 2005, returned to the market asking $2,195,000 in 2008, and was taken back by the bank in 2010.

Listed by the lender as a 2,495 square foot three-bedroom for $1,377,000, 1027 Cole sold for $1,450,000 in December 2010. And as a tipster notes, the Cole Valley Edwardian is back on the market as a four-bedroom having been "redefined…for contemporary living."

It's definitely a contemporary take on fireplace placements.

And the list price of $2,850,000 is rather contemporary as well.

∙ Listing: 1027 Cole Street (4/3.5) - $2,850,000 [Redfin]
A Fall(ing) Single-Family Apple On Cole [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (48) | (email story)

January 12, 2012

A Remodeled St. Paul's Primary School Condo Returns

300 Valley Street

Purchased for $1,200,000 in July 2005, last year a new half-bath was added within the 1,910 square foot envelope of 300 Valley Street #6.

Back on the market and listed for $1,199,000, the listing for the three-bedroom "best of Noe" St. Paul's Primary School condo also notes: "recently remodeled to include a state of the art kitchen" (although we don’t see any permits for the kitchen remodel online).

∙ Listing: 300 Valley Street #6 (3/2.5) 1,910 sqft - $1,199,000 [Redfin]

Posted by socketadmin at 1:15 PM | Permalink | Comments (7) | (email story)

January 11, 2012

Now Asking $38M (And Still Contributing Under $8K In Taxes Per Year)

2901 Broadway: Aerial

As we reported when the list price for 2901 Broadway was reduced to $45,000,000 in 2009:

It was the 2007 Decorator Showcase Home and has been on the market for over two years (an "official" DOM of 690). It was initially listed for $55,000,000 in early 2007 and received a rumored four offers a few months later (which were all countered at asking and all walked away). And it was reduced to $48,000,000 on March 6, 2008.

With 1,727 days on the market, the list price for 2901 Broadway has just been reduced another $7,000,000, now asking $38,000,000 and now the second most expensive listing in San Francisco, just behind 2845 Broadway which was reduced to $38,500,000 last year.

And yes, the property tax bill for the Gold Coast mansion totaled $7,790 last year.

∙ Listing: 2901 Broadway (7/7.5) - $38,000,000 [2901broadwaystreet.com]
A $3,000,000 Reduction (That Might Not Seem Like So Much To Some) [SocketSite]
Your Chance To Slip Inside 2901 Broadway [SocketSite]
If You Have To Ask (2901 Broadway) [SocketSite]
Go Ahead And Ask: 2901 Broadway Is Listed (And Priced) [SocketSite]
Rumor Has It: Four Offers On The 2007 Decorator Showcase Home? [SocketSite]
Over $50 Million Invested And Now Asking $38.5M For 2845 Broadway [SocketSite]
Proposition 13 In Practice Along San Francisco’s Gold Coast [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (100) | (email story)

January 10, 2012

Let’s See What’s Changed Since 2008 Up In Dolores Heights

Speaking of around the corner from a Bi-Rite, having been redecorated and remodeled a bit since purchased for $1,695,000 in August of 2008, the 2,350 square foot Dolores Heights home at 3769 20th Street has returned to the market listed for $1,849,000.

While not perfectly apples-to-apples, we’ll call it close enough for horseshoes, at least with respect to the property as the neighborhood has remodeled a bit since 2008 as well.

∙ Listing: 3769 20th Street (3/2.5) - $1,849,000 [20thvictorian.com]
Mission Bay Block 7 West Rendered With A Bi-Rite In Mind [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (32) | (email story)

January 6, 2012

Seeing Red At The St. Regis

188 Minna #33C

Purchased for $2,700,000 in 2008; on the market for $2,550,000 in 2009; and listed for $2,100,000 last year, the 1,670 square foot St. Regis two-bedroom known as 188 Minna Street #33C has just returned to the market anew, now asking $1,995,000.

∙ Listing: 188 Minna #33C (2/2.5) 1,670 sqft - $1,995,000 [paragon-re.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (14) | (email story)

January 5, 2012

A Renovated And "Reimagined" 121 Beulah Returns

121 Beulah

Purchased as a "unique Cole Valley home" with two bedrooms for $1,250,000 a year ago, it’s a plugged-in reader that notes 121 Beulah has just returned to the market as a four-bedroom home renovated down to the studs and "reimagined" for "today's lifestyle."

121 Beulah Kitchen

Now asking $2,495,000 and touting 4,141 square feet. A peek into "yesterday's lifestyle" and as the home's kitchen and dining room previously and uniquely appeared:

121 Beulah Before

∙ Listing: 121 Beulah (4/4.5) 4.141 sqft - $2,495,000 [121beulah.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (24) | (email story)

January 3, 2012

Inside An Uninhabitable "Cozy Cabin"

469 Valley

First listed for sale in 2008 asking $738,000, the list price for 469 Valley was reduced four times over the following two years. The dilapidated home finally sold for $500,000 in 2010.

469 Valley Kitchen

Today, the Noe Valley view property which is currently uninhabitable returned to the market as a "cozy cabin that needs everything" asking $579,500.

Posted by socketadmin at 1:00 PM | Permalink | Comments (63) | (email story)

A Bit Of Listing Irony And Circa 2007 Foreshadowing

1893 San Jose Avenue

Having been "thoroughly remodeled," the single-family home at 1893 San Jose Avenue sold for $1,100,000 in March of 2007 financed with a first mortgage for $880,000. From the listing at the time: "This is more house than you ever imagined you could afford."

1893 San Jose Avenue Living

Taken back by the bank three months ago with no bidders at $560,000 in cash on the courthouse steps, the four-bedroom Mission Terrace home is back on the MLS and listed for $699,900 (36 percent below 2007) with possession at close of escrow.

∙ Listing: 1893 San Jose Avenue (4/3) 2.275 sqft - $699,900 [Redfin]

Posted by socketadmin at 9:30 AM | Permalink | Comments (16) | (email story)

December 30, 2011

The Great Courthouse Race And End Of Year Hail Mary Listing

2452 39th Avenue

Remodeled in 2003 per the permits and purchased for $630,000 in 2004, the Outer Parkside single-family home at 2542 39th Avenue has just returned to the market listed as a "short sale" for $490,000.

In default on a $504,000 first mortgage with $41,332 past due as of three months ago when a notice of default was finally filed, and while not noted in the listing as far as we can tell, the home is also currently scheduled to hit the courthouse steps in San Francisco on January 3, 2012 at 2 pm.

And yes, while perfectly functional, we do find ourselves biting our tongues a bit with respect to the kitchen which was remodeled under the touted purview of "the previous owner who was an architect."

∙ Listing: 2542 39th Avenue (2/1) – "$490,000" (short sale) [Redfin]

Posted by socketadmin at 9:30 AM | Permalink | Comments (26) | (email story)

December 23, 2011

Apples To Oranges To Apples (And Three "Free" Years) At 501 Beale

501 Beale

Already $87,355 past due on a $652,000 loan by the time a notice of default was filed last December, a past due amount which had grown to $115,828 this past July, last month 501 Beale #14E was finally taken back by the bank with no bidders at $477,000 in cash.

Purchased for $711,500 in April 2006, the Watermark one-bedroom has just returned to the market listed for $499,900, priced 30 percent below its comp setting sale in 2006.

∙ Listing: 501 Beale #14E (1/1) 759 sqft - $499,900 [Redfin]

Posted by socketadmin at 9:00 AM | Permalink | Comments (11) | (email story)

December 21, 2011

While Underwhelmed By The Finishes, We Do Like The Floor Plan

2040 Franklin #708 Floor Plan

We’re not so sure we would characterize the remodeling as "spectacular," but the floor plan for 2040 Franklin #708 is rather appealing with dual entrances to the one toilet and bath.

Having been listed and relisted seven times since 2008 when first asking $669,000, or $629,000 in early 2010, the 715 square foot Jackson Towers one-bedroom #708 was listed anew today once again, now asking $569,000.

∙ Listing: 2040 Franklin #708 (1/1.25) 715 sqft - $569,000 [Redfin]
2004 To 2010 (And Bank-Owned) For 2040 Franklin #1008 [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (14) | (email story)

December 16, 2011

Apples To Oranges And Back To Apples At 855 Folsom

855 Folsom

Purchased for $649,000 six years ago, returned to the market in December 2008 asking the same but withdrawn from the market in February 2009, by January of 2010 the then owner of 855 Folsom #102 was $22,813 pas due on a $519,200 first mortgage alone.

855 Folsom #102

Last month, the Yerba Buena Lofts one-bedroom sold on the courthouse steps to a third party at the opening offer of $433,500 cash. Today, 855 Folsom #102 returned to the open market listed for $519,000, twenty (20) percent below its sale price in 2005.

∙ Listing: 855 Folsom #102 (1/1.5) 838 sqft - $519,000 [Redfin]
855 Folsom Apple On The Tree: Will It Be Déjà Vu All Over Again? [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (15) | (email story)

December 12, 2011

As Seen On HGTV!

172 Denslowe Before

Purchased for $532,000 in March 2003, in 2009 the single-family home at 172 Denslowe was remodeled and relandscaped with a makeover "featured on HGTV."

172 Denslowe

Listed for sale a year ago asking $779,000, reduced to $749,000, and then withdrawn from the market earlier this year, the property is now back on the market listed as a short sale for $620,000. And yes, the seller and landscaper are one and the same.

UPDATE: As the property appears today (or at least as of 15 minutes ago):

172 Denslowe (SocketSite.com)

∙ Listing: 172 Denslowe Drive (3/2) 1,523 sqft – "$620,000" (short sale) [Redfin]
Getting Creative With a Cottage [hgtv.com]

Posted by socketadmin at 11:45 AM | Permalink | Comments (75) | (email story)

December 9, 2011

Let There Be Light

2299 Sacramento #10 Living

Purchased for $615,000 in 2003 and since remodeled, 2299 Sacramento #10 returned to the market in October of 2009 listed for $799,000. Reduced to $779,000 that November, it was withdrawn a month later without a reported sale.

2299 Sacramento #10 Dining

Now back on the market two years later and listed for $749,000, the light-filled 1,252 square foot condo sports some rather nice details, restored woodwork, and a Viking range in the kitchen. The listed parking space is, however, leased.

∙ Listing: 2299 Sacramento #10 (2.1) 1,252 sqft - $749,000 [Redfin]
A Parking Space (And MLS) Pet Peeve [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (27) | (email story)

December 8, 2011

Behind The Scenes At Stagehouse Lofts (465 10th Street)

Stagehouse Lofts: 465 10th Street

Constructed circa 1924 to serve as a stage scenery factory for the Rothschild Entertainment Group and converted to lofts in 1998, the landmark Stagehouse Lofts building at 465 10th Street contains 18 lofts ranging in size from 700 to 2,500 square feet.

465 10th Street #401

One of two lofts kept by redeveloper George Hauser before being lost to the lenders this past May, 465 10th Street #401 has hit the market listed for $895,000. At least one other Stagehouse unit was foreclosed upon earlier this year while another is in preforeclosure.

465 10th Street #401: Living

In addition to two bedrooms, two bathrooms and two car parking, number 401 features a two story great room with wood burning fireplace and direct access to a 900 square foot exclusive use deck with San Francisco cityscape views.

465 10th Street #401 Deck

UPDATE: A plugged-in reader reports:

When the foreclosure happened earlier this year, it listed 2 units as collateral, but I think one of the units was a phantom unit. It existed on paper but not in real life.

The two foreclosures we were referencing above are #402 (identified as a 900 square foot one bedroom) and #306 (identified as a 694 square foot studio).

UPDATE: As we had previously noted above, as best we can tell 465 10th Street #401 never hit the courthouse steps. That being said, according to a plugged-in reader, the unit which was previously owned by (re)developer George Hauser was taken back by Redwood Mortgage Investors this past May, perhaps deeded in lieu of foreclosure.

∙ Listing: 465 10th Street #401 (2/2) 1,400 sqft - $895,000 [465-10th-street-401.com]

Posted by socketadmin at 9:45 AM | Permalink | Comments (32) | (email story)

December 6, 2011

A Modern Apple 2B At 1234 Howard

1234 Howard: Exterior

As we wrote in early 2010 when the resale of 1234 Howard #2C defied the commodity condo price trend: "Yes, design matters (whether you like it or not)."

And while #2C isn't a signature louvered unit at 1234 Howard, #2B is and has returned to the market listed for $869,000 having been purchased for $785,000 in March of 2008.

1234 Howard #2B.jpg

∙ Listing: 1234 Howard #2B (2/2) 1,295 sqft - $869,000 [Paragon]
A Modern Apple At 1234 Howard Defies The Commodity Condo Trend [SocketSite]
Those Amazing Automated Aluminum Louvers On 1234 Howard [SocketSite]
1234 Howard: The Budget To Build (Around $200 A Square Foot) [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (7) | (email story)

December 1, 2011

A Diamond In The Ruff Returns Newly (Re)Buffed

550 Jersey

Purchased as a 1,100 square foot two-bedroom "diamond in the rough" for $700,000 ten months ago, 550 Jersey has just returned to the market as a 2,500 square foot three-bedroom "mix of modern elegance and urban sophistication" listed for $1,979,000.

550 Jersey Living

According to permits which were first filed in September 2000 before being restated and anonymously challenged after the work was completed earlier this year, the second floor was raised two feet to accommodate the addition and the foundation has been replaced.

As the facade of 550 Jersey appeared and measured before:

550 Jersey Before

∙ Listing: 550 Jersey (3/3) 2,500 sqft - $1,979,000 [Redfin]
Department of Building Inspection Complaint: 550 Jersey [sfgov.org]

Posted by socketadmin at 2:45 PM | Permalink | Comments (21) | (email story)

November 30, 2011

Basilica Loft: High Ceilings And Lower Expectations On Eddy

Basilica Loft Buildings

Purchased for $599,000 in July 2005 having been "REDUCED TO SELL!" at the time, 1826 Eddy Street #203 has just returned to the market listed for "$375,000" as a short sale but without any mention of being pre-approved at that price.

1826 Eddy #203

The 917 square foot two-bedroom and top floor Basilica Loft condo #203 features a lot of light and a seventeen foot ceiling in the living room.

This past April, the 920 square foot two-bedroom Basilica Loft #101 sold for $418,000 having been purchased for $635,000 in July 2005 and then taken back by the bank a year ago. While on a lower floor, 1826 Eddy Street #101 features high ceilings as well.

∙ Listing: 1826 Eddy Street #203 (2/2) 917 sqft – $375,000 (short sale) [Coldwell Banker]

Posted by socketadmin at 11:30 AM | Permalink | Comments (16) | (email story)

November 23, 2011

Psst! 865 Duncan Is Active Once Again (And Actually Available)

865 Duncan

As we wrote at the beginning of August:

Purchased for $1,329,000 in March 2008 with $140,800 (11%) down and currently listed as "Active" on the MLS with a list price of $1,385,000, last week the Noe Valley home at 865 Duncan was taken back by the bank with no bidders willing to pay $1,152,387 in cash on the courthouse steps. Someone might want to alert the Realtors.

Two weeks later the listing for 865 Duncan was finally withdrawn from the San Francisco Multiple Listing Service (MLS). And yesterday, the "lovely and large home" at 865 Duncan returned to the MLS as bank-owned and listed for $1,295,000.

∙ Listing: 865 Duncan (4/3) 2,159 sqft - $1,295,000 [Redfin]
Psst! It’s Now Bank-Owned (And The Other Is In Default) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (8) | (email story)

November 22, 2011

An Inner Mission Apple To Be Atop 3236 17th Street

3236 17th Street #3: Living

Living like a two-bedroom but technically a one, the top floor condo atop 3236 17th Street was purchased for $830,000 in June 2008 according to the MLS, or $820,000 according to public records. Back on the market today and touting "high-end…in the heart of the Inner Mission" and "meticulously designed," it’s apples-to-apples to be and asking $799,000.

3236 17th Street #3: Bath

∙ Listing: 3236 17th Street #3 (1/2) 1,273 sqft - $799,000 [Climb]

Posted by socketadmin at 11:15 AM | Permalink | Comments (23) | (email story)

November 17, 2011

Channeling Mid-Century Modern Flair At 4378 Cesar Chavez

4378 Cesar Chavez: Living

Built in 1975 channeling Mid-Century Modern flair, the 1,810 square foot single-family Noe Valley home at 4378 Cesar Chavez has hit the market listed for $1,100,000.

4378 Cesar Chavez: Kitchen

It looks to be perfectly livable but with room(s) to refine and views to boot.

4378 Cesar Chavez: View

∙ Listing: 4378 Cesar Chavez (2/2) 1,810 sqft - $1,100,000 [4378cesarchavez.com]
San Francisco’s Modern Era Of Design And Development [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (22) | (email story)

November 16, 2011

The Byers Seek A Buyer For A $15 Million "Fixer" At 3636 Washington

3636 Washington

Constructed in 1910 having been "commissioned by Adolf Coors as a wedding gift to his daughter," and last updated, restored and renovated in 1986 (note the period appropriate pool table below), the eight bedroom Presidio Heights house at 3636 Washington has hit the market "in need of work" (according to the listing) and seeking $15,000,000.

3636 Washington Living

3636 Washington Game Room

According to public records, 3636 Washington is 9,336 square feet and currently carries a tax basis of $2,253,891. And if we’re not mistaken, the house has long belonged to the Byers Family, as in Kleiner Perkins Caufield & Byers of which some might have heard.

∙ Listing: 3636 Washington (8/6.75) - $15,000,000 [3636washington.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (17) | (email story)

November 11, 2011

2513 Pacific Returns Following A Down To The Systems Redo

2513 Pacific Avnenue

Originally designed by Frederick Hamilton in 1890 to be his residence, beyond the façade, there’s a good chance Hamilton wouldn’t recognize the “Queen Anne Meets…21st Century” home at 2513 Pacific Avenue following a down to the systems renovation and redo.

2513 Pacific Kitchen

The four level home (click floor plans below to enlarge) now sports modern amenities within, a modern garden behind, and a much more modern $6,995,000 price tag having been purchased for $3,425,000 in 2006 in a much less modern state.

∙ Listing: 2513 Pacific Avenue (5/5) - $6,995,000 [sfproperties.com]

Posted by socketadmin at 2:45 PM | Permalink | Comments (30) | (email story)

Subject To Lender Approval (And Tenant Rights) For 3022 Pine

3022 Pine Facade

From the listing for 3022 Pine Street when listed for $1,395,000 in April 2005: "Remodeled Victorian Beauty with great detailing on 3 levels with 2 car parking and a beautiful landscaped garden…Send your Victorian Lover Clients who expect the best."

The Lower Pacific Heights home which ended up selling for $1,525,000 that June is now back on the market as a short sale listed for $1,299,000 but "subject to lender approval."

UPDATE: While not as restrictive when it comes to single-family homes, we did miss the "transfer of possession subject to tenant rights" notation for 3022 Pine Street and have since removed our original "apples to apples" tag.

Currently rented for $5,300 a month, we'll let you run the numbers on a $1,299,000 ask.

∙ Listing: 3022 Pine Street (3/3) 2,350 sqft – “$1,299,000” (short sale) [Redfin]

Posted by socketadmin at 11:15 AM | Permalink | Comments (16) | (email story)

November 10, 2011

The Switch

870 Church Street #3 Living

Sporting walls of windows and some rather nice views, our first order of business for 870 Church Street #3: figuring out a way to switch the fireplace with a little less obtrusive (and much more efficient) wood burning stove.

870 Church Street #3 Fireplace

We've got a call in to George.

∙ Listing: 870 Church Street #3 (3/2) 1,600 sqft - $1,195,000 [inkswitch.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (8) | (email story)

The Montgomery Produces A Pair Of Potential Apples

74 New Montgomery

The Montgomery first hit the market in 2007 and sold out in 2009 with a round of reductions in between. In July 2008, the 832 square foot 74 New Montgomery #612 sold for $730,000. Today, the one-bedroom has returned to the market listed for $689,000.

74 New Montgomery #612

At the same time, 74 New Montgomery #503, a 714 square foot one-bedroom, is currently in contract, listed for $525,000 having been purchased for $469,000 in October 2008.

∙ Listing: 74 New Montgomery #612 (1/1) 832 sqft - $689,000 [liveatthemontgomery.com]
The Montgomery (74 New Montgomery): Pricing And Reservations [SocketSite]
74 New Montgomery: Soon To Be Sold Out Assuming Contracts Close [SocketSite]
A Plugged-In Reader’s Perspective On The Montgomery And Its Cuts [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (0) | (email story)

November 9, 2011

Behind Inside The Rebuilt 6,800 Square Foot Home At 2615 Union

2615 Union Street

As plugged-in people knew, the preview party for the completely rebuilt 2615 Union Street was two weeks ago. And while the listing still doesn’t offer any interior photos, a tipster directs us to a website for the property which has quietly moved into production.

2615 Union Entry

∙ Listing: 2615 Union Street (6/5.5) 6,800 sqft - $7,995,000 [2615union.com]
Behind The Rebuilt 6,800 Square Foot Home At 2615 Union Street [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (23) | (email story)

Déjà Vu This (More Tightly Cropped) Cow Hollow View Before

2243 Greenwich (www.SocketSite.com)

With a kitchen accent wall appropriately painted fire engine(ish) red, 2243 Greenwich has returned to the market "lender owned" and listed for $1,818,000. As we reported in 2008 when the asking price for the Cow Hollow house had been reduced to $1,695,000:

As any truly plugged-in person should know, the location of 2243 Greenwich is a bit more problematic than any of the tightly cropped listing photos might suggest.
And as such, that’s most likely why this six-bedroom Cow Hollow home sold for only $1,800,000 at the end of 2005 (and became an asterisked neighborhood comp).
And while it was briefly in escrow when it was listed for $1,745,000, it is no longer. And the price has once again been reduced. Asking $2,195,000 five months ago. Asking $1,695,000 today (5.8% below its selling price in 2005).

Despite what Redfin reports, as best we can tell the property was never actually foreclosed upon in 2009 but rather deeded back to the lender in lieu of foreclosure that October with $2,405,000 owed at the time.

∙ Listing: 2243 Greenwich Street (6/5) 2,750 sqft - $1,818,000 [Redfin]
A Little Extra Perspective On The Listing Market? (2243 Greenwich) [SocketSite]
A Little Extra Perspective On The Listing: 2243 Greenwich [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (19) | (email story)

November 8, 2011

Calling All (Not So Starving) Artists

292-296 Townsend Entrance

In 1996 Dan Friedlander, the founder of Limn, designed and built a three part modern compound spanning 292 to 296 Townsend Street behind his store at 290 Townsend.

Friedlander sold the 1,900 square foot two-bedroom condo at 296 Townsend for $1,012,500 in 2002. The remaining two thirds of the compound hit the market in 2009 asking $7,490,000 for 292 Townsend (the Limn Art Gallery) and 294 Townsend (Friedlander’s four bedroom condo) combined, reduced to $5,700,000 in 2010.

Withdrawn from the MLS without a reported sale, 294 Townsend has just returned to the market asking $2,500,000 for the approximately 2,500 square foot condo alone.

294 Townsend Living

Keep in mind that it’s officially an "Artist Use with License Required" property according to the listing, although we've seen a bit of license taken with said requirement in the past.

∙ Listing: 294 Townsend (4/3) - $2,500,000 [vanguardsf.com]
292-294 Townsend: The Gallery House [galleryhousesf.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (12) | (email story)

November 7, 2011

While No Two Snowflakes Are Exactly The Same...

1948 Sutter Street

Having been renovated and expanded in 2004, the now 2,980 square foot Victorian “on the vibrant Fillmore Corridor” at 1948 Sutter Street sold for $2,405,000 in 2006.

1948 Sutter Street Kitchen

Despite the closing of Café Kati, we’d argue the aforementioned corridor has improved over the past five years, but we’ll still call it apples-to-apples to be for the big white house which is back on the market and asking $2,195,000, nine percent below its 2006 sale.

∙ Listing: 1948 Sutter Street (4/3.5) 2,980 sqft - $2,195,000 [1948sutter.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (18) | (email story)

A Few Steps Back For 17 Costa Over In Bernal

17 Costa

Listed for $599,000 in July 2005, and having been purchased for $319,000 four years before, the 900 square foot cottage with an unwarranted bedroom in the garage of 17 Costa sold for $645,000 that August.

A year later the property appears to have traded for $641,000 in 2006. And in July of 2010 the Bernal Heights home returned to the market priced at $699,000.

Withdrawn from the market after four months and two price reductions (last listed for $649,000), 17 Costa has now returned to the market as a "short sale" for $399,000 but missing any reference to being pre-approved, a sale at which would represent a 38 percent ($242,000) haircut from both 2005 and 2006.

And yes, in the backyard lies "the original foundation of a previous expansion," the permits for which were approved in 2003 but then cancelled in 2004.

17 Costa Rear Yard

∙ Listing: 17 Costa (1/2) 900 sqft – “$399,000” (short sale) [Redfin]

Posted by socketadmin at 6:30 AM | Permalink | Comments (6) | (email story)

November 3, 2011

A Pincus House (But Never A Pincus Home)

3855 Washington 2011

While purchased by the Pincus family in 2009 for $8,100,000, despite a number of (mis)reports suggesting otherwise, the family never called 3855 Washington Street home.

In fact, we don’t believe they ever spent a night in the Presidio Heights pad which has returned to the market listed for $8,900,000 having been significantly remodeled (including an all new master suite, seismic work and security) over the past two years.

As plugged-in people know, it was 1572 Shrader Street from which the Pincus family most recently moved. And no, they weren’t the buyers of 2950 Broadway, the sale of which we first reported yesterday.

∙ Listing: 3855 Washington Street (6/6.5) - $8,900,000 [teedhaze.com]
The Shrader Street Home From Which Mark Pincus Was Driven [SocketSite]
2950 Broadway Sells For $29,500,000 (And No, That's Not A Typo) [SocketSite]

Posted by socketadmin at 2:10 PM | Permalink | Comments (9) | (email story)

November 1, 2011

Apples-To-Apples (And A Reduction) For 2373 Filbert

2373 Filbert

Having been purchased for $1,400,000 in 2001 and then renovated and expanded in 2002, the 2,919 square foot single-family at 2373 Filbert sold for $2,704,000 in 2006.

2373 Filbert: Kitchen

Listed for $2,725,000 a month ago but recently been reduced to $2,595,000, a sale at asking would represent a 4 percent drop below its 2006 value for the Cow Hollow home.

∙ Listing: 2373 Filbert Street (3/3.5) 2,919 sqft - $2,595,000 [2373filbert.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (9) | (email story)

October 31, 2011

Inside The "Modernist-Inspired" House Atop The Cumberland Steps

393 Cumberland

Originally constructed in 1966 but since redesigned by Ogrydziak/Prillinger, the 1,692 square foot "modernist-inspired" home at 393 Cumberland has hit the market listed for $2,095,000 ($1,238 per square foot) atop the Cumberland steps.

393 Cumberland: Living

Natural light brought in through numerous skylights, the expanse of glass sliding glass doors and abundant windows infuse this home with a radiance made more captivating by the subtle beauty of the Venetian plastered walls throughout. A sleek ribbon flame fireplace defines the minimalist living room and the dining area overlooks the dazzling views beyond.

393 Cumberland View

One patio (with grill), two decks (with views), and three bedrooms (with floor plans).

∙ Listing: 393 Cumberland (3/2) 1,692 sqft - $2,095,000 [393cumberland.com]

Posted by socketadmin at 4:30 PM | Permalink | Comments (17) | (email story)

October 28, 2011

A 1920's Vintage With Legs

825 Monterey Boulevard

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.

825 Monterey 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]

Posted by socketadmin at 7:45 AM | Permalink | Comments (13) | (email story)

October 27, 2011

206 Palo Alto Returns Anew

206%20Palo%20Alto%20Rear%202011.jpg

Listed for $4,200,000 in March of last year, reduced four times thereafter, and then withdrawn from the market last asking $3,150,000, the contemporary designer('s) home at 206 Palo Alto is back on the market and asking $3,195,000 today.

206%20Palo%20Alto%20View.jpg

∙ Listing: 206 Palo Alto (4/3.5) 4,344 sqft - $3,195,000 [206paloalto.com]
The Clarendon Heights Contemporary Parade Continues: 206 Palo Alto [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (10) | (email story)

Behind The Rebuilt 6,800 Square Foot Home At 2615 Union Street

2615 Union Garden

Purchased as a rundown two-unit property with "safety hazards including the presence of mold" atop a brick foundation for $2,555,000 seventeen months ago, a rebuilt 2615 Union Street is returning to the market as a 6,800 square foot single-family home atop a concrete foundation with a "family support suite with kitchen and separate entrance" on the ground floor, seeking $7,995,000 for the whole shebang.

The stagers are scrambling to finish, the preview party is this evening from 5:30 to 7:00, and photos (including more of the Walter Hood designed rear garden featuring an "artful wood-burning pizza oven") should be coming soon.

UPDATE: A plugged-in reader adds:

The house belonged to an older guy, who lived there alone. He owned this property and at least 3 others down the street (also run down, shingle duplexes). He suddenly died, and had no wife or children, so a distant family member inherited everything.
She kept the other properties, which are rented out, but sold this one because it was beyond repair.

∙ Listing: 2615 Union Street (6/5.5) 6,800 sqft - $7,995,000 [Redfin]

Posted by socketadmin at 9:45 AM | Permalink | Comments (9) | (email story)

October 25, 2011

A Quick Tenant-ectomy And Attempted Flip

1532 Church Street

As we first reported when the tenant occupied single-family home at 1532 Church Street hit the market two months ago:

The list price and lack of interior photos for 1532 Church Street make a little more sense considering possession is subject to tenant rights and it's currently rented for $1,154 per month. But at $699,000, the single-family Noe home is sure to generate a fair amount of interest and most likely an eviction notice soon after its sale.

Having closed escrow with a reported contract price of $730,000 last month, the Noe home has returned to the market emptied of its carpet and tenants and listed for $895,000.

Based on the quick turn, we’re guessing cash was likely the carrot but the threat of an eviction might still have been a stick.

∙ Listing: 1532 Church Street (2/1) 1,114 sqft – $895,000 [MLS]
Sure To Generate Interest (And Likely An Eviction Notice) [SocketSite]
Landlord or Owner Move In Evictions [sftu.org]
Playing By With House Rules To Effect An Eviction [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (114) | (email story)

October 24, 2011

The Archbishop's Old Mansion At 1000 Fulton Street Hits The Market

1000 Fulton Street

Built for the second archbishop of the Roman Catholic Diocese of San Francisco in 1904, the Archbishop's Mansion at 1000 Fulton Street has hit the market asking $7,950,000.

1000 Fulton Interior

Thirteen bedrooms, fourteen baths, sixteen fireplaces, and one rather sweet range hood.

1000 Fulton Kitchen

Over 20,000 square feet in total with an elevator serving the mansion's four floors.

∙ Listing: 1000 Fulton (13/14) 20,740 sqft - $7,950,000 [MLS] [1000fulton.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (23) | (email story)

Apples-To-Apples (And Short To "Regular") At 310 Townsend

Having been purchased for $665,000 ($828 per square foot) in 2007, and having fallen out of contract last week when listed for $425,000, the "approved" short sale of 310 Townsend Street #408 is once again active and available and listed for $435,000 ($542 per square), a 36 percent drop in value at asking.

At the same time, the list price for the "regular sale" of 310 Townsend #108 has been reduced to $389,000 ($569 per square foot). The one bedroom was purchased for $525,000 ($768 per square) in 2007 as well, an effective drop of 26 percent at asking.

∙ Listing: 310 Townsend #108 (1/1) 684 sqft - $389,000 [MLS]
∙ Listing: 310 Townsend #408 (1/1) 803 sqft - $435,000 [MLS]
310 Townsend: Available And Selling [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (2) | (email story)

October 21, 2011

A Peek Inside The Saitowitz Designed Home At 2555 Union Street

2555 Union Street

A Stanley Saitowitz/Natoma Architects design, a Cow Hollow location, and a $9,250,000 price tag. Even if you can’t afford it, we know you’ll want to take a peek inside 2555 Union.

2555 Union Street Entrance

The tone for which is set by the 8 foot by 6 foot anodized aluminum pivoting front door.

2555 Union Street Kitchen

And yes, that's a Neto in the background and there's plenty of other art throughout to see.

∙ Listing: 2555 Union Street (4/3.5) - $9,250,000 [MLS]
The Art Show [SFGate]

Posted by socketadmin at 12:45 PM | Permalink | Comments (43) | (email story)

A Homeowner’s Counterintuitive Wish Comes True

741 Noe

As we first reported back in July of 2007:

A tipster directs our attention to the listing for 741 Noe, a two bedroom "Tales-of-the-Cityesque" condo "on Eureka Valley's famed Liberty Street Stairs" that could "make Armistead Maupin green w/ envy!" It’s part of a two bedroom condo association along with 494 Liberty (which according to our tipster "recently sold for $1,315,000 after being listed at $1,085,000"). Oh, and apparently the two units "were bought as TIC's on 7/15/2004 for $1,141,500 total."
And then there's the last paragraph of the tip: “I'm a homeowner who has owned for quite a while and although I like to see properties appreciate, I would prefer it to be less crazy. I can never never afford to move unless I move out of the city.” Oh, the irony (and only in San Francisco).

Having sold for $1,057,000 that August, it’s another tipster that notes 741 Noe has been back on the market for three months, originally asking $1,029,000 but listed at $959,000 for the past four weeks, nine percent more affordable than four years ago and not accounting for a 240 basis point (37 percent) drop in 30 year mortgage rates as well.

∙ Listing: 741 Noe (2/1) - $959,000 [MLS]
Tales Of San Francisco (On So Many Different Levels) [SocketSite]
30-Year Mortgage Rates Fall Below 4 Percent And...Activity Drops [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (9) | (email story)

October 20, 2011

Fifty-Five Percent Off Its Two Thousand Five Sale Price At The Beacon

Purchased for $646,594 in 2005, the 896 square foot one-bedroom #1007 at the Beacon (260 King Street) was taken back by the bank last October with no bidders at $333,480 on the courthouse steps (and versus a $517,200 note then past due).

Currently occupied (no word on whether or not by the former owner who put a prideful 20 percent down), the "well kept" unit is back on the market and listed for $293,000, a sale at which would break the 50 percent off its previous open market sale mark.

At the same time, we count six (6) other Beacon condos currently scheduled to hit the courthouse steps and at least fifteen (15) more in preforeclosure and headed that way.

∙ Listing: 260 King Street #1007 (1/1) 896 sqft - $293,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (28) | (email story)

Potential North Of Cortland

220 Anderson

We’re not so sure about the "Bernal Heights Beauty" moniker nor the potential to become "the talk of the neighborhood" with "a little" TLC, but we do see the potential for 220 Anderson, starting with a porch gate-ectomy (and followed by a sledgehammer or two).

∙ Listing: 220 Anderson (2/1) - $549,000 [MLS]

Posted by socketadmin at 5:00 AM | Permalink | Comments (64) | (email story)

October 18, 2011

Inside The Architect-Owner's Renovation Of 4354 21st Street

4354 21st Street

A 1,307 square foot two-bedroom home when purchased by architect Chandler McCoy for $579,000 in 2001, the single-family home at 4354 21st Street was rebuilt and expanded by way of a horizontal addition and new light-filled and open kitchen in 2004.

4354 21st Street Kitchen

The property now features three bedrooms, measures 1,553 square feet, and is back on the market listed for $1,275,000 with a stepped-up garden and deck out back for views.

4354 21st Street Garden

∙ Listing: 4354 21st Street (3/2) 1,553 sqft - $1,275,000 [eurekavalleygem.com] [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (19) | (email story)

October 17, 2011

Seven Months Later And The Streamline Moderne On Sanchez Returns

849 Sanchez

Having sold for $3,200,000 ($1,032 per square foot) this past March having been purchased for $3,400,000 ($1,096 per square) in 2008, the Streamline Moderne 3,100 square foot property at 849 Sanchez has returned to the market listed for $3,300,000.

849 Sanchez Kitchen

And if a plugged-in reader is correct, the poster child Moderne home has returned to the market without any new wear or tear.

∙ Listing: 849 Sanchez (4/3.5) - $3,300,000 [849sanchezstreet.com] [MLS]
The Streamline Moderne 849 Sanchez Takes A Little Hit [SocketSite]
Mo’ Moderne Atop Liberty Hill (Or Not) [SocketSite]
San Francisco’s Modern Era Of Design And Development [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (22) | (email story)

October 14, 2011

Zircon (Not Zirconium) Views

65 Zircon Place View

On a day like today, it’s all about the decks and ability to soak up the outdoors.

Built in 1969 but remodeled since; bought for $1,800,500 in December 2000; and now back on the market asking $1,779,000 in October 2011; 65 Zircon Place features three decks, two with panoramic views, and one with walls for privacy and to keep out the wind.

65 Zircon Place Living

And yes, it's officially Noe Valley and touting easy freeway access.

∙ Listing: 65 Zircon Place (4/4) - $1,779,000 [MLS]

Posted by socketadmin at 9:00 AM | Permalink | Comments (25) | (email story)

October 13, 2011

An Unwarranted Drop In Value?

260 Claremont

Purchased for $1,053,000 in 2005, the West Portal Craftsman at 260 Claremont returned to the market this past April listed for $1,130,000.

Reduced to $990,000 in May (after which it was in contract for a month) and then $889,000 in September (after which it was in contract for two days), the list price for the property has just been reduced to "$799,000" as a short sale (24 percent below its 2005 price).

Keep in mind the main floor master suite remains unwarranted, as does the lower level bonus room, which leaves a reader to wonder how unwarranted work is affecting the ability to obtain financing and buyers these days.

∙ Listing: 260 Claremont (4/2) - $799,000 (short sale) [MLS]

Posted by socketadmin at 10:00 AM | Permalink | Comments (29) | (email story)

Deal Or No Deal On Randolph?

131 Randolph

From the MLS listing for 131 Randolph when priced at $490,000 back in 2005:

Priced for a quick sale, 2/1 up, and 2/1 down, separate unit, unwarranted by seller. This one is a deal! Just check the comps!

The property ended up selling for $710,000 that May by way of two loans totaling $710,000 (a first for $568,000 and a second for $142,000). And at that point, the sale became a comp of its own for others to check (and so on, and so forth).

In default by 2009, the property was taken back by the bank this past January with no bidders at $410,000 on the courthouse steps. Yesterday, 131 Randolph was listed anew for $364,900 with a tenant in one of the units and the building in need of "repairs."

∙ Listing: 131 Randolph (2/1) - $364,900 [MLS]

Posted by socketadmin at 9:00 AM | Permalink | Comments (6) | (email story)

October 12, 2011

Out Of Contract For The Fifth Time At 235 Berry But Now "Approved"

As we first reported this January past with respect to 235 Berry #304:

Asking $750,900 when the building was 89 percent sold in January 2007, 235 Berry #304 sold for a reported $751,000 that March ($702 per square foot).
Returned to the market (mis)priced at $849,000 this past May, perhaps based on market (mis)expectations, the asking price for the two-bedroom was reduced to $829,000 in June and then to $675,000 as a short sale in August.
In contract and then relisted twice since last September, on Tuesday the list price for the 1,070 square foot "spacious corner residence" was reduced to $599,000, 20 percent under its 2007 sale and $560 per square, a value which shouldn't catch any plugged-in buyers or sellers by surprise.

Having fallen out of contract twice since, most recently after being relisted for $699,000, the list price for the two-bedroom condo in the "landmark building" (according to the listing, don’t ask us) is once again $675,000 but now noting: "Approved Short Sale - Buyer walked last minute - cold feet."

And as a plugged-in reader reported back in January: "I…looked at this unit and the listing agent made it clear that the buyer will need an additional approximately $50k in cash at closing to clear liens by the HOA and PMI company."

∙ Listing: 235 Berry #304 (2/2) 1,070 sqft – $675,000 (short sale) [MLS]
Shorter Still For 235 Berry Street #304 At $560 Per Square Foot [SocketSite]
235 Berry Street Update: At Most 89% Sold (And Moving On In) [SocketSite]
An Under $600 Per Square Foot Two-Bedroom Comp At 235 Berry [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (6) | (email story)

October 11, 2011

Mad Men On Manzanita

53 Manzanita Living

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]

Posted by socketadmin at 12:00 PM | Permalink | Comments (96) | (email story)

A Repainted 300 Beale Street #406 Returns

300 Beale #406

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.

300 Beale #406 Bath

Today, the modern 1,700 square foot Embarcadero Lofts two-bedroom condo is back on the market newly repainted and asking $1,450,000. And as the bath looked in 2009:

300 Beale #406: Bath

∙ 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]

Posted by socketadmin at 9:00 AM | Permalink | Comments (10) | (email story)

October 7, 2011

The Mondavi Estate Could Be Yours If Your Bid Is Right

The Mondavi Estate

At the center of the 56-acre Napa Valley Mondavi Estate at 5681 Silverado Trail is an 11,500-square-foot hilltop two-bedroom home with a 50-foot indoor pool and flowing floor plan designed by Cliff May and featuring big valley views.

Mondavi Estate Pool

Having hit the market in early 2010 asking $25,000,000, and recently reduced to under twenty, the estate has now been scheduled for auction with sealed bids due November 16.

Mondavi Estate Kitchen

The estate will be available for viewing by appointment, but "evidence of the bidder's financial ability to close on the transaction" will be required to schedule and the published reserve price is $13,900,000, so unfortunately we're out. But don’t forget those invitations to the estate warming, we’ll bring a few bottles to start stocking the underground cellar.

Mondavi Estate Auction [mondaviauction.com] [sheldongood.com]
Friday Diversion: Mondavi’s Estate For Sale [WSJ 2010]

Posted by socketadmin at 5:00 PM | Permalink | Comments (18) | (email story)

Before And After At 580 Banks Over In Bernal

580 Banks Before

First listed for $848,000 in July 2010, the list price for the 1,231 square foot South Bernal Heights home at 580 Banks with a two-bedroom "in-law" below was reduced five times over the next nine months, last asking $495,000 before selling for $442,000 this past May.

Sporting a remodeled kitchen and bathroom on the second floor, two new legal bedrooms and bath on the first floor, and new windows throughout, the now four-bedroom home has returned to the market listed with 1,822 square feet for $799,000.

580 Banks After

∙ Listing: 580 Banks (4/2) 1,822 sqft - $799,000 [MLS]

Posted by socketadmin at 3:45 PM | Permalink | Comments (16) | (email story)

Angelic Views From Above (And Quite Possibly Below)

1319 Greenwich Rooftop

Purchased as a two-unit building for $900,000 in 2001 and since condo converted and completely rebuilt, the upper unit known as 1319 Greenwich has returned to the market with 2,290 square feet across three floors and a 515 square foot "rooftop lounge" with 7-foot high glass walls for wind protection, a spa, and a high-end outdoor kitchen complete with Viking refrigerator and keg tap.

1319 Greenwich Rooftop Kitchen

Don't forget underwear if you’re wearing a dress and working the grill, or don’t be surprised to find your guests downstairs enjoying an altogether different kind of angelic view.

UPDATE: The sale recorded in 2004 in the amount of $725,000 was for the lower unit (1321 Greenwich) as a TIC prior to condo conversion.

∙ Listing: 1319 Greenwich (3/3) 2,290 sqft - $1,685,000 [1319greenwich.com] [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (15) | (email story)

October 6, 2011

Up And Down In The Sunset Yields A Single-Family Home Under Six

3501 Moraga

Remodeled prior to being purchased for $530,000 in 2003, the nicely kept single-family two-bedroom home at 3501 Moraga is back on the market and listed for $579,000.

3501 Moraga Kitchen

On a price per square foot basis, single-family home values in the area peaked in 2007 (up 39 percent from 2003) and have slipped roughly 20 percent since.

∙ Listing: 3501 Moraga Street (2/1) 1,038 sqft - $579,000 [3501moraga.com] [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (14) | (email story)

October 4, 2011

Two Of Two Contemporary New Homes On Clayton: Number 1397

1397 Clayton

The second of the two new 4,000 square foot homes on Clayton which plugged-in people have long known to expect has hit the MLS as 1397 Clayton priced at $2,999,000 as well.

1397 Clayton Kitchen

The sister property at 1395 Clayton remains available having been listed for a month.

∙ Listing: 1397 Clayton (4/3.5) 4,000 sqft - $2,999,000 [1397clayton.com] [MLS]
Heavy Equipment Hard At Work At 1399 Clayton (We Do Believe) [SocketSite]
From A Lot To Even More On Clayton [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (19) | (email story)

October 3, 2011

Foreclosed Upon Two Years Ago, Finally Back On The Market Today

4086 25th Street (www.SocketSite.com)

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]

Posted by socketadmin at 11:45 AM | Permalink | Comments (30) | (email story)

September 30, 2011

Gone (And Going) Up At 47 Clarendon

47 Clarendon

New construction on a formerly empty little lot, 47 Clarendon Avenue has hit the market listed for $2,949,000 for three bedrooms across 3,500 contemporary square feet.

47 Clarendon Kitchen

Oh, and not only views, but a glass elevator from which to enjoy them.

47 Clarendon Elevator

As the site looked before:

47 Clarendon Site

∙ Listing: 47 Clarendon (3/3.5) 3,500 sqft - $2,949,000 [47clarendon.com] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (36) | (email story)

September 28, 2011

Before, After And "Appreciation" At (Or At Least For) The Heublein

601 4th Street #322 Living

Purchased for $1,330,000 in October 2007, the 1,866 square foot Heublein Building (601 4th Street) loft number 322 has since been extensively remodeled. The kitchen before:

601 4th Street #322 Kitchen Before

The kitchen after complete with new vent:

601 4th Street #322 Kitchen After

The two-bedroom is now back on the market in 2011 and asking $1,450,000 ($777 per square foot). The sale will likely contribute to price "appreciation" when it comes to industry stats, but as plugged-in people know, it won’t be apples to apples.

And yes, do watch your step when navigating the new designer stairs (click to enlarge):

UPDATE: As a plugged-in reader alludes, the current owner of the loft appeared on "The Apprentice 2," at least for the first six episodes.

∙ Listing: 601 4th Street #322 (2/2) 1,866 sqft - $1,450,000 [MLS]
The Heublein Building Lofts (601 4th Street) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (22) | (email story)

The "$2.8 Million Dream Home" On Mountain Spring Drops To $2.5M

65 Mountain Spring Avenue

As the new agent for 65 Mountain Spring Avenue wrote when the property returned to the market earlier this month listed for $2,675,000 having been listed by the sellers who are brokers themselves for as much as $3,950,000 in June 2010:

Many, many [sellers] with homes on the market over the past 2-3 years have been surprised by the values of their homes. Having previously appraised near the former asking price, the market has now changed.

It has changed indeed. And late yesterday, the list price for the Clarendon Heights home was reduced $180,000, now asking $2,495,000 for the "$2.8 million" dream house.

∙ Listing: 65 Mountain Spring (4/3) 3,513 sqft - $2,495,000 [65mountainspringave.com]
A Regularly Recurring Dream [SocketSite]
San Francisco Dreaming At 65 Mountain Spring Avenue [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (10) | (email story)

September 27, 2011

A Year Later, 350 Eureka Returns With Plans For Much More

350 Eureka

We typically won’t feature a property as an "apple" once it’s in contract or has already closed escrow as it promotes a selection bias, but we do like year-over-year data. And two weeks ago a tipster did suggest we keep an eye on this one.

Purchased for $1,403,500 in August 2010, a permit to convert the attic at 350 Eureka into a master suite, renovate the kitchen, add a new garage out front and expand out back has since been filed and plans have been drawn up, but the property returned to the market two weeks ago prior to any of the proposed work.

Listed for $1,495,000 on September 8, the Eureka Valley home went into contract on September 23 but contingencies have yet to be waived. We'll keep you plugged in.

UPDATE (9/28): A plugged-in tipster reports: "This property is now out of contract. Apparently, the potential buyers could not afford the renovations and secure financing."

∙ Listing: 350 Eureka (4/2) 1,720 - $1,495,000 [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (19) | (email story)

September 26, 2011

Inside The Ten Foot Wide Home At 1415 Shrader Street

1415 Shrader Street

Speaking of interesting homes on Shrader Street (but not of Russian stripper stalkers), a plugged-in tipster reports having walked through 1415 Shrader which was designed by Ira Kurlander and built on a ten foot wide lot over in Cole Valley:

It feels like a very well designed cruise ship suite. This is one that you really have to see in the "flesh" as the pictures make it look very cramped. It's actually very spacious inside considering...

1415 Shrader Living

1415 Shrader Kitchen

1415 Shrader Bedroom

On the market listed for $849,000 in 2011 with 1,030 square feet and having been purchased for $749,000 in 2004 following its construction.

∙ Listing: 1415 Shrader Street (1/1) 1,030 sqft - $849,000 [1415shrader.com] [MLS]
The Shrader Street Home From Which Mark Pincus Was Driven [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (12) | (email story)

Modern Living At 145 Magnolia In The Marina

145 Magnolia Living

The site was purchased for $466,000 in 1998 and by 2000 a four-story and light-filled 3,400 square foot property had risen at 145 Magnolia. It sold for $2,800,000 that July.

145 Magnolia Kitchen

It's now eleven years later and the Marina property is back on the market listed for $3,250,000. And it's still looking rather contemporary both within and without.

145-147 Magnolia Exterior

∙ Listing: 145-147 Magnolia (5/4.5) 3,400 sqft - $3,250,000 [145magnolia] [ninahatvany]

Posted by socketadmin at 9:45 AM | Permalink | Comments (11) | (email story)

September 23, 2011

The Shrader Street Home From Which Mark Pincus Was Driven

1572 Shrader

Following a few run-ins with a Russian stripper stalker at their Shrader Street home, Mark Pincus and family recently moved to a more secure building within San Francisco. Today, the Pincus owned 1572 Shrader Street officially hit the market listed for $2,189,000.

1572 Shrader Street Living Room

According to public records, Mark Pincus paid $2,850,000 for the contemporarily remodeled home hidden behind a modest facade in the heights of Cole Valley back in 2005.

∙ Listing: 1572 Shrader Street (3/3) 2,875 sqft - $2,189,000 [1572shrader.com] [MLS]
Billionaire Mark Pincus's Alleged Stripper Stalker [businessinsider.com]
Mark Pincus [wikipedia.org]

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The Master’s Sweet Suite Within 1333 Jones #705

1333 Jones #705 Master

The master suite within #705 at the Comstock (1333 Jones) sports a big San Francisco view, a designer bath (or at least shower), and a rather master worthy closet.

1333 Jones #705 Master Bath

1333 Jones #705 Master Closet

Unfortunately the guest bath didn’t get the same designer makeover as the rest of the unit. But if you were our guest, we'd say help yourself to a few of the 300 bottles in the built-in cooler and spend your time soaking up...

1333 Jones #705 Wine Cooler

...the views.

1333 Jones #705 View

Purchased for $2,400,000 in September 2007, the Comstock two-bedroom is back on the market listed for $2,349,000 four years later. As plugged-in people know, the unit two floors below sold for $2,000,000 in 2010 but wasn’t nearly as well "designed."

∙ Listing: 1333 Jones #705 (2/2) - $2,349,000 [MLS]
A Comstock (1333 Jones) View Comp Closes A Little Bit Down [SocketSite]

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The Jeremy Kotas Re-Designed 123 Laidley Is Listed Anew

123 Laidley: View

Listed for $1,700,000 in late 2008 before being withdrawn from the market and offered for rent at $5,550 per month in 2009, the Jeremy Kotas re-designed home at 123 Laidley has just returned to the market listed for $1,499,000 with possession at close of escrow.

123 Laidley: Living

The Glen Park property was purchased from Kotas for $1,042,500 in 2003.

∙ Listing: 123 Laidley (4/2.5) - $1,499,000 [MLS]
123 Laidley (To Which Jeremy Kotas Added A Bit Of Height And Flair) [SocketSite]
123 Laidley: Same Sales Flair Now Available For Rent (And Analysis) [SocketSite]

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September 22, 2011

3340 Market Returns As A Contemporary Apple To Be

3340 Market

Constructed in 1938 but then completely rebuilt in 2009, the 3,096 square foot home at 3340 Market sold for $2,275,000 that August having originally been listed for $2,575,000.

3340 Market Kitchen

It’s now two years later and the contemporary home with Miele in the kitchen, big views, and three decks (including one on the roof plumbed for an outdoor kitchen) is back on the market and listed for $2,485,000, apples-to-apples style.

3340 Market Roof Deck

∙ Listing: 3340 Market (3/3.5) 3,096 sqft - $2,485,000 [MLS]

Posted by socketadmin at 3:30 PM | Permalink | Comments (13) | (email story)

Can You Feel A Ripple In The Force?

2739 Larkin

As we wrote in April:

Listed for $1,995,000 last October, 13 days later the sale of 2739 Larkin closed escrow with a reported contract price of $2,650,000. Yes, 33 percent over asking.
It’s now six months later, and while it’s been making the rounds quietly for at least a few weeks, yesterday 2739 Larkin was officially listed for $2,695,000.
While not noted on the MLS once again, tax records report it's 2,596 square feet. We’ll let you set the odds on a repeat performance with respect to price.

As we then added this past June:

Yesterday, the sale of 2739 Larkin closed escrow with a reported contract price of $2,725,000, up 3 percent over the past seven months on an apples-to-apples basis.
And yes, the seller last year was a Lucas.

It’s now just three months later and 2739 Larkin has been listed once again as a "2nd chance" (or more accurately third), this time asking $2,895,000.

∙ Listing: 2739 Larkin (3/2.75) - $2,895,000 [MLS]
If You Weren’t The Winning Bidder For 2739 Larkin Six Months Ago... [SocketSite]
The Force Remains Strong For 2739 Larkin [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (13) | (email story)

September 20, 2011

755 Marina Boulevard Sails Back On To The Market

755 Marina Boulevard

Listed for sale at $5,597,000 in 2007 having been purchased for $1,580,000 in 1999, as plugged-in people know, the single-family home at 755 Marina Boulevard ended up in foreclosure instead (it had been refinanced six times) and finally sold on the courthouse steps for $1,997,500 cash in April 2010.

Public records would suggest the property was flipped to an LLC for $2,600,000 three months later in a private sale or transfer.

Today, the five-bedroom home is back on the market and publicly listed for $3,795,000 without any permits for recent renovations.

∙ Listing: 755 Marina Boulevard (5/5) 4,992 sqft - $3,795,000 [MLS]
The $1,500,000 Half Bath On Marina Boulevard [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (5) | (email story)

September 19, 2011

Built For A Day Like Today, Yesterday, And Tomorrow

24 Ashton Living

Built upon a double lot atop Merced Heights, the Mid-Century Modern three-bedroom home at 24 Ashton has hit the market listed for $799,000. Think beautiful bones with room to modernize (gas line in the kitchen) and a heck of a deck for a day like today.

24 Ashton Deck

∙ Listing: 24 Ashton (3/2) - $799,000 [24ashton.com] [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (13) | (email story)

September 16, 2011

The Hellman Mansion Officially Hits The Market Listed For $20 Million

2020 Jackson

Plugged-in people knew it was coming and even got a brief peek inside, and now 2020 Jackson (a.k.a. The Hellman Mansion) has officially hit the market listed for $20,000,000 having been purchased for $22,500,000 in 2004 according to Propertyshark.

2020 Jackson Entry

UPDATE: While Propertyshark states $22,500,000, tax records and a plugged-in source involved with the sale say the 2004 sale price was actually $15,000,000.

∙ Listing: 2020 Jackson Street (7/7.5) 11,500 sqft - $20,000,000 [MLS]
2020 Jackson’s Storied Past (And Currently Staging) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (23) | (email story)

Before And After At 228 Elsie

228 Elsie Before

Purchased as a "contractor’s special" for $550,000 a year ago, 228 Elsie has now returned to the market in Bernal having been redesigned, rebuilt, and repriced at $1,350,000.

228 Elsie After

Purchased as a two-bedroom with 750 finished square feet according to tax records and "on one of the best blocks in one of the hottest hoods" according to the then listing agent, 228 Elsie is now listed as a four-bedroom across three levels with 2,192 square feet.

228 Elsie After

∙ Listing: 228 Elsie (4/3) 2,192 sqft - $1,350,000 [228elsie.com] [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (29) | (email story)

September 15, 2011

'08 Apples To Apples And On The Courthouse Steps At One Rincon Hill

One Rincon Hill (www.SocketSite.com)

Purchased for $717,000 in February 2008 with a first mortgage for $417,000, a second for $264,150, and $35,850 (5 percent) down, this past April a Notice of Default (NOD) was filed on 425 1st Street #1308 with $14,809 past due.

Postponed last month, in an hour the 755 square foot One Rincon Hill one-bedroom is scheduled to hit the courthouse steps with a published opening bid of $437,793, call it $161,207 (27 percent) less than the current list price of $599,000 for 425 1st Street #808 which was purchased for $616,264 in February 2008 as well.

Three months ago, the Realtor owned 425 1st Street #1408 resold for $605,000 having been purchased for $655,319 in March 2008. Having not been officially listed since October of last year, however, the most recent sale price for #1408 wasn't required to have been reported on the MLS and it wasn't.

∙ Listing: 425 1st Street #808 (1/1) 755 sqft - $599,000 [MLS]
Four More One Rincon Hill ‘04’s Headed For Foreclosure [SocketSite]

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September 13, 2011

A Seller’s Pricing (Versus The Market’s Comp) At 410 Jessie

410 Jessie #602

The 2,018 square foot Hales Warehouse (410 Jessie Street) loft #602 has just returned to the market listed for $1,550,000. Purchased for $1,600,000 in July 2007, three months later the 2,018 square foot unit a floor below (410 Jessie #502) sold for $1,400,000.

410 Jessie #502 Floor Plan

As plugged-in readers know, 410 Jessie #502 recently resold for $1,300,000. And if a plugged-in tipster is correct, there’s roughly $1,450,000 owed on #602 which might help explain the seller’s pricing versus the market’s recent comp.

∙ Listing: 410 Jessie #602 (2/2) 2,018 sqft - $1,550,000 [MLS]
From Warehouse To Gallery To Upscale Comp At 410 Jessie [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (31) | (email story)

September 12, 2011

Ooh, Ahh...And Now Reduced For The Noe Apple At 1422 Douglass

1422 Douglass

Purchased for $925,000 in 2007, the single-family Noe Valley home at 1422 Douglass returned to the market two weeks ago listed for $875,000 while noting: "Be prepared to ooh and aah (sic) over this charming Victorian home that packs a big impression."

1422 Douglass Dining and Deck

On Friday, the list price for 1422 Douglass was reduced to $849,000. We’re not sure if that’s an "ooh" or an "ahh," but we do know that's 8 percent ($76,000) below its 2007 sale price on an apples-to-apples basis.

∙ Listing: 1422 Douglass (2/1) 1,050 sqft - $849,000 [1422douglass.com] [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (34) | (email story)

Over $50 Million Invested And Now Asking $38.5M For 2845 Broadway

2845 Broadway

Officially withdrawn from the MLS in January 2010 after 1,400 days on the market at $65,000,000 then reduced to an unlisted $47,000,000 later that year, it’s a plugged-in tipster that notes the asking price for 2845 Broadway has been reduced to $38,500,000.

As we first wrote about the property in 2006:

Apparently the original two structures at 2845 Broadway sold for $32 million in November 2002, cost of construction to date is estimated to be $18 million, and the “Buzz among brokers” is that it will cost another $8-16 million to finish the property. Just to clarify, for $65M you won’t be getting any “interior walls, ceilings and finishes”.

It’s now five years later and $26,500,000 (41%) less but you still won’t be getting any of those walls or finishes in either the main home of 17,500 square feet or the guest house which measures a mere 6,000 squared, but you will now get a more complete peek inside.

2845 Broadway: Interior

∙ Listing: 2845 Broadway - $38,500,000 [2845broadwaysf.com]
2845 Broadway Is Withdrawn In 2010 After 1400 DOM At $65,000,000 [SocketSite]
Save A Collective $21,700,000 On Hyde And Upper Broadway [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (38) | (email story)

September 9, 2011

From A Lot To Even More On Clayton

1395 Clayton

We first reported on the lot on Clayton which was approved for subdivision and construction of two 4,000 square foot three-story single-family homes when heavy equipment was hard at work last year. Today, one of the two newly finished homes has hit the market with four bedrooms and three and one-half baths over 4,000 square feet and listed for $2,999,000.

1395 Clayton Kitchen

∙ Listing: 1395 Clayton (4/3.5) 4,000 sqft - $2,999,000 [MLS]
Heavy Equipment Hard At Work At 1399 Clayton (We Do Believe) [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (21) | (email story)

September 7, 2011

Catering To the 21st Century Family (And Pocketbook)

2531 Washington

Listed as a "historically significant Victorian Double House" of 4,372 square feet built in 1887 and with "original Victorian Era details" that abounded, the two-unit building at 2527-2531 Washington sold for $1,850,000 in January 2010.

2531 Washington Kitchen

Taken down to the studs and rebuilt "piece by piece...from the foundation to the roof," 2531 Washington is back on the market as a 5,480 square foot single-family home "created to cater to the 21st-century family" (and pocketbook) listed for $5,500,000.

UPDATE: A peek inside the property beore it was rebuilt:

2531 Washington Before

∙ Listing: 2531 Washington (6/4.5) 5,480 sqft - $5,500,000 [MLS]

Posted by socketadmin at 9:15 AM | Permalink | Comments (82) | (email story)

September 2, 2011

A Rebuilt 171 Valley Returns

171 Valley

Purchased for $1,100,000 in late 2008 as a 1,250 square foot 1900’s home, 171 Valley has returned to the market modernized, expanded, and boasting 3,220 square feet.

171 Valley Floor Plan

In addition to expanding and converting half the lower level to legal living space, and renovating the main level, the entire upper level is new as is the rear façade.

171 Valley Rear

UDPATE: By request, as the front façade looked before (and its current environs):

171 Valley Before

∙ Listing: 171 Valley (5/4.5) 3,220 sqft - $2,995,000 [171valley.com] [Floor Plans] [MLS]

Posted by socketadmin at 9:45 AM | Permalink | Comments (60) | (email story)

A Regularly Recurring Dream

65 Mountain Spring Avenue

Having failed to be awarded in the third annual San Francisco Dream House Raffle, the "$2.8 million" dream house at 65 Mountain Spring Road has returned to the market listed for $2,675,000. As we first reported at the time of the raffle:

Listed for sale at $3,950,000 [in June of 2010], the list price for 65 Mountain Spring was reduced five times over the next four months before being withdrawn from the MLS in December last asking $2,775,000 for the 4,139 square foot (per its old listing) four-bedroom home.

While still listed as a four bedroom, the square footage for 65 Mountain Spring Avenue has been dropped to 3,513. No word on what happened to those 626 square feet.

∙ Listing: 65 Mountain Spring (4/3) 3,513 sqft - $2,675,000 [65mountainspringave.com]
San Francisco Dreaming At 65 Mountain Spring Avenue [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (15) | (email story)

September 1, 2011

Four More One Rincon Hill ‘04’s Headed For Foreclosure

One Rincon Hill 04 Stack Floor Plan

Purchased in March 2008 for $566,500 with $509,537 in debt and just $56,963 down, four weeks ago a notice of default was filed on the $417,000 first mortgage behind the purchase of 425 1st Street #2004, a 605 square foot one-bedroom at One Rincon Hill.

Yesterday, in a Hail Mary move that shouldn’t catch any plugged-in readers by surprise, 425 1st Street #2004 hit the MLS listed as a short sale for "$399,000."

Keep in mind that 425 1st Street #1204 is also in pre-foreclosure having been purchased for $575,000 with $517,500 in debt while 425 1st Street #1104 (purchased for $567,244 with $509,950 in debt) and 425 1st Street #2104 (purchased for $587,000 with $557,650 in debt) are both scheduled to hit the courthouse steps this month.

∙ Listing: 425 1st Street #2004 (1/1) 605 sqft – “$399,000” (short sale) [MLS]
2008 Versus 2011 At ORH With Some Courthouse Steps In Between [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (28) | (email story)

August 29, 2011

Another Round Of Reductions (And "New" Listings) At 1299 Bush

1299 Bush (www.SocketSite.com)

On the MLS for 171 days at $679,000, last month the listing for 1299 Bush Street #303 was withdrawn. This past Friday, however, the Axis two-bedroom was listed anew at an "original" list price of $659,000 and an official "one day" on the market according to industry statistics.

While the new listing for #303 now omits the square footage, according to the previous listing and condo map, the two-bedroom measures 995 square feet.

The 995 square foot unit one floor above (1299 Bush Street #403) sold for $675,000 last month having last been listed for $697,000 while the 995 square foot unit above that (1299 Bush Street #503) sold for $692,000 having been listed for $715,000.

As plugged-in people know, the 940 square foot #203 was listed for $795,000 when the building formerly known as "Citadine" first hit the market in 2009 and was listed as new for $675,000 when the building relaunched as Axis ten months ago. Number 203 is now listed for $639,000 with an official two years "105 days" on the market.

∙ Listing: 1299 Bush Street #203 (2/2) 940 sqft - $639,000 [MLS]
∙ Listing: 1299 Bush Street #303 (2/2) 995 sqft - $659,000 [MLS]
1299 Bush Tries Again As Citadine AXIS San Francisco [SocketSite]
Citadine (1299 Bush): Current Pricing And A Peek Inside [SocketSite]

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Apples-To-Apples (And Wood) In The Inner Sunset: 1383 11th Avenue

1383 11th Avenue: Dining

The new kitchen and half bath at the bottom of the stairs were slotted in to the well kept old Edwardian in the year 2000, shortly after being purchased for $550,000.

1383 11th Avenue: Landing

Six years later, the three-bedroom home traded for $1,000,000 in late 2006. And as a tipster notes, 1383 11th Avenue is now back on the market and listed for $1,099,000.

∙ Listing: 1383 11th Avenue (3/2.5) 1,848 sqft - $1,099,000 [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (15) | (email story)

August 26, 2011

The Gutterson Designed Kitchen Was Gutted A Decade Ago

1495 Monterey Living

The Henry Gutterson designed home at 1495 Monterey Boulevard was purchased for $1,200,000 in 2001 at which point its original kitchen was demolished and rebuilt.

1495 Monterey Kitchen

Soon thereafter, the English Tudor home sold for $1,528,000 in June of 2002. In 2006 a permit to expand up and out was approved but then cancelled in 2009.

And now after a nine year apples-to-apples hold, the St. Francis Wood three-bedroom home is back on the market and listed for $1,395,000 (9% below its 2002 purchase price).

∙ Listing: 1495 Monterey Boulevard (3/2) - $1,395,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (25) | (email story)

August 24, 2011

Capital Preservation Versus Cash Flow At 310 Townsend

Last listed as a short sale for $410,000 following twelve price changes and relistings since March of last year, and having been purchased for $640,000 in 2007, 310 Townsend #309 is back in contract for the fifth time. The unit remains scheduled to hit the courthouse steps in two weeks with $516,043 owed on a first mortgage and $69,240 in other debt.

At the same time, 310 Townsend #408 has just hit the market listed as a short sale for $425,000 having been purchased for $665,000 in 2007 as well. From the listing: "Currently tenant occupied, the condo commands $3100 per month in rent, making it an excellent investment vehicle for cash flow." Of course, there's also capital preservation to consider.

∙ Listing: 310 Townsend #408 (1/1) 803 sqft - $425,000 (short sale) [MLS]
Shorter Still For 310 Townsend From The Beginning To End Of 2010? [SocketSite]

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August 23, 2011

3208 Pierce: Foreclosure Redux And Apples To Apples Reduction

3208 Pierce

While the courthouse sale of 3208 Pierce Street #407 has once again been postponed (now scheduled for September 23), today the list price for 3208 Pierce #102 was reduced to $995,000. The 1,277 square foot #102 had been listed at $1,085,000 for the past 39 days having been purchased for $1,200,000 in June 2007.

∙ Listing: 3208 Pierce #102 (2/2.5) 1,277 sqft - $995,000 [3208pierce102.com] [MLS]
Apples To Apples (And Foreclosure) At 3208 Pierce In The Marina [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (13) | (email story)

August 22, 2011

Is It Time To Believe At The Brannan?

From the listing when 229 Brannan Street #9J sold for $1,230,000 in September 2006:

Wrapped in luxury, this 2bed, 2 bath unit is a sanctuary in the sky...This is San Francisco living at its finest!

As plugged-in people know, the 1,412 square foot unit at The Brannan was taken back by the bank a year ago with $1,113,492 owed.

This weekend the two-bedroom returned to the market listed for $919,000. In 2004 the "Unbelievable" unit (per its listing at the time) sold for $980,000. Believe it.

∙ Listing: 229 Brannan #9J (2/2) 1,412 sqft - $919,000 [MLS]
Up (And Down) Atop The Brannan: 229 Brannan #17J [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (12) | (email story)

August 19, 2011

A Rebuilt 662 29th Street Returns At Thrice Its Size (And Price)

662 29th Street

Rebuilt over the past two years, 662 29th Street has just returned to the market over in Noe Valley as an "over 3,000" square foot four-bedroom home listed for $2,499,000.

662 29th Street Kitchen

Purchased for $900,000 in 2007 as a 1,078 square foot two-bedroom home without parking but with "expansion potential," the property was briefly marketed for $900,000 in 2009 along with plans, but not permits, for the home that has since materialized.

And a rememberance of the before:

662 29th Street Before

∙ Listing: 662 29th Street (4/4.5) - $2,499,000 [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (31) | (email story)

No Reduction But A New List Price That’s $290,000 Less On Granville

153 Granville

On the market as "new," the nicely detailed West Portal home at 153 Granville Way was listed for $1,189,000 in April before being withdrawn from the MLS asking $995,000 in July.

153 Granville Dining

While we’re not sold on what looks like a new addition off the back, we are digging the original woodwork and details, new finishes, and new "original" (at least according to those official industry stats) list price of $899,000 as well.

153 Granville Kitchen

∙ Listing: 153 Granville Way (4/2) - $899,000 [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (11) | (email story)

August 18, 2011

Up, Down, And An All Around "Restoration" For 832 Fell

832 Fell Street: Bedroom

Boasting 16 rooms (seven of which are bedrooms), a detached guesthouse, and parking for approximately eight cars across a double lot, the "ultimate Alamo Square mansion" a block from the square returned to the market in January listed for $3,999,000.

832 Fell Dining

In July, the "restored" mansion was relisted for $4,900,000. And yesterday, 832 Fell Street was listed anew for the third time in 2011, this time asking $3,500,000.

832 Fell Kitchen

And yes, "one-of-a kind" indeed.

∙ Listing: 832 Fell (7/5.5) 6,720 sqft - $3,500,000 [alamo-square-mansion.com] [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (80) | (email story)

August 17, 2011

Sure To Generate Interest (And Likely An Eviction Notice)

1532 Church Street

The list price and lack of interior photos for 1532 Church Street make a little more sense considering possession is subject to tenant rights and it's currently rented for $1,154 per month. But at $699,000, the single-family Noe home is sure to generate a fair amount of interest and most likely an eviction notice soon after its sale.

UPDATE: A few interior photos have since been added to the listing.

∙ Listing: 1532 Church Street (2/1) 1,114 sqft – $699,000 [MLS]
Landlord or Owner Move In Evictions [sftu.org]

Posted by socketadmin at 7:15 AM | Permalink | Comments (50) | (email story)

August 16, 2011

Extensively Upgraded And...Then Discounted 29 Percent

250 King #430 Living

Having been "extensively upgraded" with hand milled woodwork, built-ins and flooring since purchased for $841,500 six years ago, the corner Beacon two-bedroom known as 250 King Street #430 is back on the market listed for "$599,000" as a short sale today.

No mention of being pre-approved, but a successful purchase at asking would represent a savings $242,500 versus 2005 (not accounting for the value of the upgrades) and a comp at $448 per square foot.

And yes, the seller is currently in default on a first mortgage for $630,918 being $29,721 past due as of last month. A second for $52,500 also exists.

∙ Listing: 250 King Street #430 (2/2) 1,338 sqft - $599,000 (short sale) [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (65) | (email story)

Foreclosed Upon For The First Time In Almost Thirty Years

196 Avila

With three circa 2007 loans totaling $2,281,000 in debt, this past May the "magnificent Mediterranean home…located on one of the most sought after blocks in San Francisco" was foreclosed upon with a winning bid of $183,203 on the courthouse steps.

Keep in mind, however, that it was the third mortgage that was foreclosing and first (which was in default with $1,823,927 due) and second ($350,000) mortgages still exist.

All that being said, the three-bedroom Marina home just been listed for $2,595,000 while noting "[on] the market for the first time in almost 30 years!"

∙ Listing: 196 Avila (3/3) - $2,595,000 [MLS]
Failing Grades In Auction Buying 101 (And Commenting) [SocketSite]

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No Shortage Of Short Sales At The Chateau

2701 Van Ness Avenue

As the 785 Square foot number 409 at 2701 Van Ness hits the market listed as a short sale for "$525,000," the 768 square foot number 711 just went into escrow as a short sale having been purchased for $671,000 in 2006, listed for $599,000 this past February, and then reduced from $499,000 to $449,000 in July before securing a contract.

From the listing: "Huge closet off the living room large enough to be used as an office or to store all kinds of sports equipment and boxes." Or perhaps, even a baby.

∙ Listing: 2701 Van Ness Avenue (1/1) 768 sqft - $449,000 [MLS]
A Two Year Show And Tell (And Short Sale) At The Marina Chateau [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (1) | (email story)

August 15, 2011

Hot Or Not: Two Three-Year Apples A Block Apart On Twentieth

3354 20th Street #302

While the asking price for 2405 Folsom #1 has been reduced to $1,210,000 (roughly 105 percent of its April 2008 purchase price), a reader notes that a block away the penthouse atop 3354 20th Street has hit the market listed for $1,499,000, twenty (20) percent over its purchase price of $1,245,000 in March 2008.

Keep in mind that while the median recorded sales price for condos in the area increased 10 percent from 2008 to 2010 (from $685,000 to $755,000), the median price per square foot actually fell 5 percent (from $640 to $610). Unfortunately we don't have the "apples-to-apples" numbers for 2011 to date.

∙ Listing: 3354 20th Street #302 (3/3) 2,600 sqft - $1,499,000 [MLS]
From "Luxe" To "Luxury" For A Mission Apple On The Tree [SocketSite]

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A Two Year Show And Tell (And Short Sale) At The Marina Chateau

2701 Van Ness Avenue #409

Purchased for $639,000 in early 2009 after which the kitchen was completely remodeled and an electrical subpanel moved, the 785 square foot number 409 in the Marina Chateau at 2701 Van Ness Avenue returned to the market in late 2010 asking $649,999.

Withdrawn from the market a month later having failed to find a buyer, the one-bedroom has now returned to the market listed for "$525,000" as a short sale but without any mention of being pre-approved at that price (and "no longer staged").

And no, that's not the official bedroom above.

∙ Listing: 2701 Van Ness Avenue #409 (1/1) 785 sqft – “$525,000” (short sale) [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (4) | (email story)

August 12, 2011

350 Valley Redux: Renting Selling The Whole Rem