CATEGORY ARCHIVE: Remodeling and Renovation
November 6, 2009
The Captain’s House Goes For To A Cruise?
It appears an apology is in order. Last month a plugged-in reader reported that 300 Sea Cliff had sold for $16,363,569 on 9/10/2009 to which we replied:
Sorry, but we don’t think that was a sale but rather a Recorder’s Office annual adjustment of 2% on the previous tax assessed value of $16,089,041.
We were wrong. The 9/10/09 sale of 300 Sea Cliff Avenue was recorded on 9/15/09 with a sale price of $18,000,000. As an even more plugged-in reader notes, the sale price included "commissions, transfer tax and some deferred maintenance credits."
And perhaps this other reader is pulling our leg, but if not the buyer was...Tom Cruise (we haven't been able to confirm).
Purchased by the seller who never lived in the property for $13,100,000 in March 2000, a remodeled 300 Sea Cliff returned to the market asking $23,500,000 in 2003. Unable to attract a buyer, the house underwent a major $8,000,000 renovation and raised its asking price to $25,900,000. The list price was subsequently reduced to $22,000,000. And then it sold. Again, for $18,000,000 and perhaps the Captain’s House went for to a Cruise.
UPDATE: Another reader quickly notes the mailing address for the purchasing LLC ("Tawaraya") is that of "a high-end accounting firm in Walnut Creek" which happens to advise Larry Ellison (amongst others). And The Real Estalker adds, "Tawaraya is a super posh and searingly expensive, 300-year old ryokan–which is essentially a Japanese bed and breakfast sort of place–located in Kyoto" which is rather Ellison-esque.
∙ Is The Captain’s House (300 Sea Cliff) Preparing For Another Voyage? [SocketSite]
∙ Checking In On 300 Sea Cliff Ave [SocketSite]
∙ The $8,000,000 Man Renovation [SocketSite]
∙ 300 Sea Cliff: $3,900,000 Reduction (After An $8,000,000 Renovation) [SocketSite]
∙ Another Chance At (For?) The Captain's House (300 Sea Cliff Ave) [SocketSite]
∙ Rumor Has It, But... [Real Estalker]
Posted by socketadmin at 7:00 AM | Permalink | Comments (23) | (email story)
1381 Sanchez: Redesigned, Remodeled And Now Double The Size
Purchased for $1,005,000 in May 2008 (asking $899,000 at the time), 1381 Sanchez returns to the market with 4 bedrooms, 3 baths and 2,200 square feet (1,094 before).
Now asking $1,795,000 ($816 per square foot) for the completely remodeled (as designed by Shelly Amoroso) Noe Valley house.
∙ Listing: 1381 Sanchez (4/3) - $1,795,000 [MLS] [2008 Listing]
∙ Amoroso Design [amoroso-design.com]
Posted by socketadmin at 6:45 AM | Permalink | Comments (21) | (email story)
October 30, 2009
The Power Of Threes For A Remodeled 1155 Vallejo In Russian Hill
Three stories, three decks, three bedrooms and three (and one half) baths for the remodeled 1155 Vallejo asking just under three million ($2,995,000) in Russian Hill.
∙ Listing: 1155 Vallejo (3/3.5) - $2,995,000 [1155vallejo.com] [MLS]
Posted by socketadmin at 11:30 AM | Permalink | Comments (19) | (email story)
October 28, 2009
The Rico Suave Sale Price (Including Furnishings) For 12 Rico Way
According to a plugged-in tipster, the sale price for 12 Rico Way wasn’t actually confidential but rather indeed at asking ($2,495,000) but with the majority of its furnishings – not including any fine art nor the crib – included in the sale.
No apple, but not a bad comp for completely remodeled and modern homes in the hood.
∙ A Bit Of Before And After And Plugged-In Perspective For 12 Rico Way [SocketSite]
∙ Deconstructed And Reconstructed At 12 Rico Way [SocketSite]
Posted by socketadmin at 2:45 PM | Permalink | Comments (4) | (email story)
From Flippy To Floppy And A Cliché For 2011 Golden Gate Avenue
The sale of 2011 Golden Gate Avenue closed escrow on 10/15/09 with a reported contract price of $1,800,000 ($413 per square foot). Purchased for $1,350,000 in July of 2007 but then remodeled and expanded (adding legal bathrooms and square feet), 2011 Golden Gate returned to the market in October of 2008 asking $2,395,000.
It was subsequently reduced and relisted a number of times, most recently for $1,799,000 this past September. And while not exactly apples to apples on account of the remodeling, call it a likely six-figure loss on the investment when all is said and done.
In terms of industry statistics, however, the sale will be officially recorded and reported as "over asking" with less than 40 days on the market.
And while we generally eschew real estate industry clichés, it’s a good reminder of one which we don’t: "You make money when you buy, not when you sell."
∙ Not To Be Flip, But If It Wasn’t A "Flip" It Looks Like One Now [SocketSite]
∙ Tis’ The Season (September) To Return: 2011 Golden Gate Ave Edition [SocketSite]
Posted by socketadmin at 10:30 AM | Permalink | Comments (25) | (email story)
October 26, 2009
Redevelopment Rendering Scoop: 3135 24th Street As Proposed
A plugged-in tipster delivers the rendering scoop for 3135 24th Street.
Design by Y.A. studio.
Cheers.
∙ 3135 24th Street: Redevelopment Including Residential Approved [SocketSite]
Posted by socketadmin at 11:15 AM | Permalink | Comments (14) | (email story)
October 20, 2009
A "Fresh" Look At Firehouse 44 (3816 22nd Street) After 515 Days
It’s been on the market since May 22, 2008. And during that time the asking price has dropped from $6,375,000 to $5,175,000. And no, 3816 22nd Street (a.k.a. Firehouse 44) isn’t in contract.
But a new photo has been added to the listing (although not the one above). Perhaps it's an attempt to keep the 515 days on the market listing "fresh."
Once again, a few of the "before" photos and history.
∙ Listing: 3816 22nd Street (4/4.5) 6,140 sqft - $5,175,000 [firehouse44.com/] [MLS]
∙ The Holy Hotness Of Firehouse 44 (3816 22nd Street) Hits The Market [SocketSite]
∙ Holy Hotness, History, And Home: Engine Company No. 44 Returns [SocketSite]
Posted by socketadmin at 7:30 AM | Permalink | Comments (15) | (email story)
October 19, 2009
Laying Down The Lawton For 2005 Neighborhood Comp Number 335
Unfortunately neither the kitchen nor baths match the condition of the living, dining or entry hall. And don’t get us started on those replacement windows.
Purchased for $1,175,000 in July of 2005, 335 Lawton is back on the market and seeking $999,000 as a short sale today (15% under its 2005 price).
∙ Listing: 335 Lawton (3/2) - $999,000 [MLS]
Posted by socketadmin at 7:45 AM | Permalink | Comments (9) | (email story)
October 9, 2009
The Owner Of 318 Arleta Takes A Lesson From 1268 Lombard?
A plugged-in reader reports that 318 Arleta Ave in Visitacion Valley "was blown over but gusty winds [last] Saturday night..the owner/ developer had just started working on the foundations." From the Visitacion Valley Grapevine with respect to the property in May:
“City records indicate that the house located at 318 Arleta Ave. was built in 1900. The house still stands today, but its looks a bit run down. The paint has faded and peeled, weeds sprout from cracks in the sidewalk, and a water department ‘shut off’ notice is pasted on a boarded up window. From the outside it looks as if 318 Arleta Ave. might not last another year let alone another century.”
“The property was sold in August of 2007 for the princely sum of $1,029,500 to a Mr. Sergio Iantorno….The million dollar plus sales price may seem stratospheric for this quiet block of Visitacion Valley if not for the fact that 318 Arleta Ave. sits on a 7,500 square foot lot. This is three times the size of the standard 2,500 square foot lot. There are two structures on the lot. The old farmhouse, which sits dead center on the property, and a small detached garage to its left. The right side of the lot is vacant.”
“In February of 2008, a Department of Building Inspection permit was issued to do interiors remodeling, enclose all property line windows, modify stairs and a rear deck, and relocate the entry door to “unit #316.” The new owner later applied to subdivide the 7,500 square foot lot into three 2,500 square foot lots on November 11, 2008. On December 31, 2008 a permit was flied to demolish the garage on the left side of the property. As of April 2009, no permits or plans have been posted for a replacement structure on this lot but it is likely that it will be a new single family home. Also on December 31, 2008 permits were submitted to construct a new two story single family house on the newly created lot to the right of 318 Arleta Ave…”
“Given the fact that significant improvements are planned for the adjacent lots, a fair question to ask: What will happen to 318 Arleta Ave.? Will it be totally remodeled or is it being willfully neglected to justify a demolition? Only the owner can answer those questions, but a few facts should be considered until the community knows for certain. First, the interior was gutted down to the stubs after purchase, but nothing has happened since. This may well be part of the “interior remodel” listed on the February 2008 permit. However, it’s been well over a year. Plenty of time to begin even the most extensive rehab. Secondly, several windows have been removed or intentionally left open leaving the building exposed to the elements and vandalism.”
Sounds familiar. And yesterday an emergency permit for the "partial collapse debris removal" from the second floor of 318 Arleta was requested.
∙ Visitacion Valley Grapevine: Valley News - May 2009 [visvalleygrapevine.com]
∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]
∙ 1268 Lombard Losing Its Battle Against The Granite Wrecking Crew [SocketSite]
Posted by socketadmin at 11:00 AM | Permalink | Comments (17) | (email story)
October 7, 2009
Remodeled And Reduced Rooms With A View
Purchased for $2,442,000 in June of 2007 but then "remodeled by the current owners," the list price for 1100 Union #300 has been reduced to $2,695,000 after 111 days on the market at $2,995,000.
And as a plugged-in reader notes, the list price for the Stanley Saitowitz designed Marquee Lofts #702 has been reduced to $1,365,000. Purchased for $1,400,000 in November of 2004 and once asking $1,800,000 (197 days ago).
∙ Listing: 1100 Union #300 (2/2.5) - $2,695,000 [sfproperties.com] [MLS]
∙ Listing: 151 Alice B. Toklas Place #702 (2/2) - $1,365,000 [Alain Pinel] [MLS]
∙ Insert Your Head Here (From The Terrace Of 1100 Union #300) [SocketSite]
∙ Name Dropping Hollywood Style: Marquee Lofts #702 [SocketSite]
Posted by socketadmin at 4:00 PM | Permalink | Comments (4) | (email story)
October 5, 2009
The Renovation Of 3855 Washington: Before, After And Inside
While we have the before (above) and after (below) photos for 3855 Washington...
...as promised, the offering now features a few interior shots and a website as well.
∙ Listing: 3855 Washington (6/6.5) - $8,000,000 [3855washington.com] [MLS]
∙ 3855 Washington Joins The Recently Renovated "Heights" Fray [SocketSite]
Posted by socketadmin at 9:45 AM | Permalink | Comments (23) | (email story)
September 30, 2009
A Glen Park Beacon (#195) And Apple Closes Escrow
While they couldn’t rent the Ross Leavy renovated 195 Beacon for $6,000 a month, they could sell it for an MLS reported $1,600,000. Asking $1,650,000 (which is what the seller had paid in October of 2007).
UPDATE (10/1): Sorry folks, but we screwed up. While 195 Beacon was purchased for $1,650,000 in October 2007 and did just sell for $1,600,000, it wasn’t an "apples to apples" sale but rather invested in and improved.
We missed a permit for the addition of two bedrooms on the ground floor, a kitchen and bathroom renovation on the upper floor, and a few new windows in-between sales. Luckily a plugged-in reader did not.
∙ Name That "Noe Valley" House (And Architect) [SocketSite]
∙ A (195) Beacon Of Renovated "Hollywood Hills Style" Up In Glen Park [SocketSite]
Posted by socketadmin at 4:45 PM | Permalink | Comments (8) | (email story)
September 23, 2009
Have We Seen This Marquee Lofts (#708) Movie Before?
As we wrote in July:
As a plugged-in reader notes, a fully remodeled and renovated Marquee Lofts (151 Alice B. Toklas Place) #708 has returned to the market asking $739,000 following its kitchen-less foreclosure sale for $580,000 in June of 2008.
Once again, Marquee Lofts #708 first changed hands on 9/30/04 for $607,500; sold on 10/05/06 for $865,000; and was bought back by Merrill Lynch Mortgage Lending for $708,933 on 1/9/08.
After 103 days on the market the list price for 151 Alice B. Toklas Place #708 has been reduced $40,000 (5%) to $699,000 and the listing now notes: "MOTIVATED SELLER!! Price reduction, make an offer!"
No word on how much was invested in the new kitchen, bathroom or rest of the renovation, but we'll be keeping an eye on Craigslist.
∙ Listing: 151 Alice B. Toklas Place #708 (1/1) - $739,000 [MLS] [YouTube]
∙ A Remodeled Marquee Lofts #708 Returns…With A Kitchen! [SocketSite]
∙ Change Of Heart, Cash Crunch, Or A Condo Sitter Gone Crazy? [SocketSite]
∙ From Foreshadowing To Foreclosure For A Marquee Loft Off Van Ness [SocketSite]
∙ Another Non-Comp Comp Along The Booming Van Ness Corridor [SocketSite]
Posted by socketadmin at 6:00 AM | Permalink | Comments (26) | (email story)
September 21, 2009
2849 Pacific: A Million Dollar (Double) "Take"
As we wrote in August:
If our plugged-in tipster is correct, 2849 Pacific will be hitting the market in a couple of weeks after a "big money [but no designer] redo" and with an asking price of around $13,000,000 (give or take a million).
As a number of plugged-in reader’s noted last week, 2849 Pacific has been officially listed and is asking $14,000,000. So make that "take."
No, it’s not zero bedrooms and three baths as listed. But yes, parking for eight.
∙ Listing: 2849 Pacific - $14,000,000 [MLS]
∙ Cleaned Up And Coming Soon: 2849 Pacific [SocketSite]
Posted by socketadmin at 5:30 AM | Permalink | Comments (35) | (email story)
September 15, 2009
Through The Looking Glass Floors Of 601 4th Street #319
One of 88 live/work lofts in the Holliday Development’s 1991 Heublien Building conversion, 601 4th Street #319 last sold for $335,000 in September 1995. Since then, however, the 1,965 square foot loft has undergone a rather extensive (and expensive) renovation.
A few features that caught our eye: Zebra and African Wenge wood cabinets; Solher Iron stairs and catwalk; and Bazaza, Waterworks, and Ocean Side Glass tiles. And yes, two deeded parking spaces (so you can leave the vehicles parked between jaunts to Stinson, Yosemite and Tahoe).
∙ Listing: 601 4th St #319 (2/2) 1,965 sqft - $1,349,000 [Climb] [MLS]
∙ The Heublien Building Lofts (601 4th Street) [SocketSite]
Posted by socketadmin at 5:45 AM | Permalink | Comments (10) | (email story)
September 9, 2009
Tis’ The Season (September) To Return: 2011 Golden Gate Ave Edition
As we wrote about 2011 Golden Gate Avenue in May:
We can't be certain that it started out as a "flip" (or more accurately a speculative remodel), but 2011 Golden Gate Avenue is back on the market and asking $1,995,000.
Purchased for $1,350,000 in July of 2007, according to its new listing the 4,356 square foot home has been "elegantly remodeled" since. And according to its permits, that remodel included the addition of a couple of new bathrooms as well as legal square feet.
UPDATE: As a plugged-in reader notes, we should have put that "new listing" in quotes. Asking $2,395,000 in October of 2008 and $2,200,000 in November. But only 12 days on the market according to industry stats.
In and out of contract, reduced and then withdrawn from the market last month, as a plugged-in reader notes: back on the market with an “official” two days on the market (and one less official MLS bath) asking $1,799,000.
∙ Listing: 2011 Golden Gate Avenue (5/4.5) - $1,799,000 [MLS]
∙ Not To Be Flip, But If It Wasn’t A "Flip" It Looks Like One Now [SocketSite]
Posted by socketadmin at 9:00 AM | Permalink | Comments (23) | (email story)
September 2, 2009
Going Up: St. Regis Penthouse Construction Nearly Complete
As we wrote about the St. Regis penthouse in July:
According to a plugged-in source…construction should be finished in a couple of months and the renderings will give way to reality.
As a plugged-in tipster adds today:
The St. Regis service elevators have been working overtime for weeks shuttling men and material up to the top. I would expect this to return very soon...and very finished. Now let's see what Victor (MacFarlane) does with the price.
Once again, purchased as a shell for roughly $30,000,000 in 2005 with a small army of craftsmen working on its roughly 20,000 square feet ever since (more or less).
Full Disclosure: The co-listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but had no prior knowledge of this post.
∙ St. Regis Penthouse Animation, Reality A Couple Months Out [SocketSite]
∙ Inside The St. Regis Penthouse: The Rendering Scoop And Details [SocketSite]
∙ St. Regis Penthouse Now $21,000,000 Off (And No, That’s Not A Typo) [SocketSite]
∙ St. Regis Penthouse Asking $70M: Is San Francisco All Growns Up? [SocketSite]
Posted by socketadmin at 2:00 PM | Permalink | Comments (11) | (email story)
August 18, 2009
815 Alvarado As Was In 1997 (Prior To Prevalent Digital Photography)
A photo of 815 Alvarado in 1997 when listed as a 688 square foot one-bedroom with one car parking asking $279,000 (and sold for $325,000). Comments on our original post.
Needless to say, no apple here (and prior to the prevalence of digital photography).
∙ An Arts & Crafts 815 Alvarado By The Numbers In Noe [SocketSite]
Posted by socketadmin at 7:30 AM | Permalink | (email story)
August 17, 2009
An Arts & Crafts 815 Alvarado By The Numbers In Noe
One legal apartment; two (point nine six five) million dollars; three stories, balconies, and parking spaces; three point five bathrooms; four bedrooms; and fifty-one listing photos.
UPDATE (8/18): A reader asks and a reader responds, 815 Alvarado in 1997 when listed as a 688 square foot one-bedroom with one car parking and sold for $325,000:
∙ Listing: 815 Alvarado (4/3.5) - $2,965,000 [MLS]
Posted by socketadmin at 4:30 PM | Permalink | Comments (43) | (email story)
August 12, 2009
50 UN Plaza: The British Aren’t Coming! The British Aren’t Coming!
The U.S. General Services Administration (GSA) has backpedaled on their original decision to award a $121 million stimulus-funded contract to renovate San Francisco’s 50 United Nations Plaza to British firm Foster + Partners.
Instead, the San Francisco office of HKS Architects will be overseeing the project and doling out the dollars.
Photovoltaic panels, an ultra-efficient mechanical system, energy efficiency initiatives and environmentally friendly materials are planned to be installed in an effort to achieve LEED Gold certification for the finished building from the U.S. Green Building Council.
As we originally wrote, hell hath no fury as architects scorned.
∙ 50 UN Plaza Update: Hell Hath No Fury As Architects Scorned [SocketSite]
∙ UN Plaza Building design work to begin [Examiner]
Posted by socketadmin at 4:30 PM | Permalink | Comments (24) | (email story)
August 10, 2009
Behind The Wooden Fence (And NanaWall) At 870 Kansas
Transformed from a little cottage to a two-story Potrero home in 2007, the great NanaWall and garden of 870 Kansas lurk behind its Kansas Street fence.
Indoor/outdoor living on a warm summer day? Yep, it’s bound to get a mention. Now if only it were the kitchen and dining room that opened to the great outdoors (and grill).
∙ Listing: 870 Kansas (4/2) - $1,350,000 [870kansas.com] [MLS]
Posted by socketadmin at 12:00 PM | Permalink | Comments (33) | (email story)
August 6, 2009
Noe Renovation Goes For A Penny Over Foreclosure Auction Minimum
From the MLS listing for 4251-4253 23rd Street:
Gorgeous new remodel of large Edwardian in the heart of Noe! This stunning home features 4BR and 3.5BA, with 3BR/ 2BA on the top floor and add'l BR/ BA plus media/ play room on ground floor.
Includes a fully equipped, vacant, legal studio cottage with sep. entrance (built in 2002) at the rear of the property. No expense was spared in the home's thoughtful design and execution.
Huge open plan chef's kitchen overlooks a big rear yard. Only 3 blocks to 24th Street shopping - this home has it all!
Purchased pre-renovation for $1,450,000 in February of 2007; listed post-renovation for $2,450,000 in October of 2008; reduced to $2,275,000 in January of 2009.
From a plugged-in tipster yesterday:
[4251-4253 23rd Street] went to foreclosure sale today on the steps of City Hall. With an outstanding debt of $2,220,821.39, the bank reduced the opening bid to $1,742,500. The only party to bid did so at a penny over the opening bid. The property sold to a fellow who got a $532,500 discount from the last listing price and appeared to be an end user.
Call it 22% under what was owed, 29% under original list, and congratulations to the bidder. No word on why the MLS listing shows as "contingent" (or whether as such the $1,742,500.01 sale price will be reported as an auction "comp").
∙ Listing: 4251-4253 23rd Street (5/4.5) - $2,450,000 [4251-23rdstreet.com]
Posted by socketadmin at 7:00 AM | Permalink | Comments (213) | (email story)
August 5, 2009
A Full 1001 California Floor Which Would Have Made Vincent Friia Flip
It’s the first resale of the 3,640 square foot full-floor 1001 California #3 since its complete overhaul by architect Andrew Skurman and designer Suzanne Tucker in the late 90’s.
From its Architectural Digest "before and after" feature in 1999 with regard to its pre-overhauled state: "The apartment was trying to be French, but it wasn’t doing a very good job. The quality wasn’t there." Not unlike many a "luxury" property about town.
If you have to ask monthly HOA dues of $5,886 which doesn't include the $325 a month for leased (but at least valet) parking nearby. And Friia if you have to ask that as well.
With regard to 1001 California's long vacant ground floor, a plugged-in reader reports:
Plans are afoot to convert the empty ground floor restaurant space, which has had multiple failed attempts, most recently Beaucoup in 2002, into two multi-level condos. Design by noted Pac Heights architect Butler-Armsden.
∙ Listing: 1001 California #3 (2/2.5) - $7,250,000 [1001california.com] [MLS]
∙ When Friia Ruled San Francisco Real Estate (A Reader’s Recollection) [SocketSite]
∙ Obviously Only Because It's On The Wrong Side Of Those Tracks [SocketSite]
∙ One Expensive One-Bedroom In A Beaux Arts Building We Love [SocketSite]
Posted by socketadmin at 5:00 PM | Permalink | Comments (27) | (email story)
July 30, 2009
Call It Sunroom, Fogroom, Whatever…We’d Never Leave That Floor
Our main concern with 470 Vallejo is that we’d never want to leave the "pent-level" floor. And as such we’d very likely end up spending every night on the couch.
A related renovation aside, both 2209 Scott Street #1 and #2 closed escrow last week.
∙ Listing: 470 Vallejo (4/4) – $3,995,000 [470vallejo.com] [MLS]
∙ With Memorial Day Barbeques On The Brain (2209 Scott Street) [SocketSite]
Posted by socketadmin at 12:45 PM | Permalink | Comments (60) | (email story)
July 28, 2009
You Might Bump Your Head In The Morning But Did You See The Bath?
It’s a Bernal Heights renovation (i.e., no apple) with limited head room in the master bed but with an open master bath with dual walk-in showers and natural light that we adore.
∙ Listing: 224 Elsie (3/2) - $948,000 [MLS]
Posted by socketadmin at 1:30 PM | Permalink | Comments (47) | (email story)
July 24, 2009
A (195) Beacon Of Renovated "Hollywood Hills Style" Up In Glen Park
It’s a Ross Levy renovation of a "1960's Hollywood Hills style view home" up in Glen Park.
Did we mention the courtyard pool? If only we shared that Hollywood Hills styled weather.
And if it looks familiar, to plugged-in people it should (especially if your name's Dave). Asking $6,000 a month in rent in May, purchased for $1,650,000 in October of 2007.
∙ Listing: 195 Beacon Street (4/3) - $1,650,000 [195beacon.com] [MLS]
∙ Name That "Noe Valley" House (And Architect) [SocketSite]
Posted by socketadmin at 10:15 AM | Permalink | Comments (31) | (email story)
July 22, 2009
A Bit Of Before And After And Plugged-In Perspective For 12 Rico Way
A bit of before and after and a plugged-in owner’s perspective on 12 Rico Way:
When I first walked into this house, I felt that we could build an approachable floor plan that would honor the formality of a Marina home and deliver something quite different. The wide lot allows for a formal living room on the left and a den directly on the right. It just feels so much brighter and alive than the typical 25' wide lots all over the city.
The radiant heating is amazing, I highly suggest that on your next remodel you install the Cal Steam system. (If you have to budget, at least do the master bathroom--warm on the feet!) Makes such a difference on the chilly evening and foggy mornings. The square footage is 2520, the master suite alone is 500 square feet.
And of course: "Oh, my wife loves white : ) very fresh and elegant she says..."
Cheers. And having been inside the house, we’ll have to agree with the above.
∙ Deconstructed And Reconstructed At 12 Rico Way [SocketSite]
Posted by socketadmin at 8:30 AM | Permalink | Comments (52) | (email story)
July 20, 2009
Deconstructed And Reconstructed At 12 Rico Way
Purchased for $1,750,000 in June 2007 but then deconstructed and reconstructed as those designer types are wont to do with their homes, 12 Rico Way returns asking $2,495,000.
UPDATE (7/22): A bit of before and after.
∙ Listing: 12 Rico Way (4/3) - $2,495,000 [12ricoway.com] [MLS]
∙ A Bit Of Before And After And Plugged-In Perspective For 12 Rico Way [SocketSite]
Posted by socketadmin at 4:30 PM | Permalink | Comments (27) | (email story)
For Our Love Of Small Spaces (And Tips): A 600 Square Foot Overhaul
"[Ann Maurice] hoped to convert the tiny unit, in her long-term partner Timothy Budziak's three-unit building, into a pied-á-terre for herself and Budziak, 64, with plans to turn it into a rental later. But serious changes needed to be made - at 600 square feet, it seemed barely large enough for one, let alone two, occupants." (Small spaces? Think big)
Posted by socketadmin at 7:45 AM | Permalink | Comments (20) | (email story)
July 13, 2009
Okay, So How About Half? (4252 22nd Street Goes "Pre-Foreclosure")
Purchased for $760,000 in May 2006, a rough and tumble (and tenant occupied) 4252 22nd Street returned to the market in September 2008 asking $1,495,000.
From the listing at the time:
Contractor special/investor sweat equity. Beautiful home in the heart of Noe Valley. Owners started work, needs your finish. City Permits and plans are completely approved as of mid November. Plans are available for review. Tenants will be out by March 15th or sooner.
The tenants are gone, as is a working kitchen, and the list price has been reduced a number of times. Now advertising "pre-foreclosure opportunity!" and asking $749,000 cash (no kitchen equals good luck tough times getting a mortgage).
UPDATE: From a plugged-in reader:
You can get loan on a house without a kitchen (I did it recently). The bank added a reserve to the loan if they needed to get in and add a kitchen (and a bath in my case) for resale if they were stuck with the property. I'm not paying on that reserve it's only used if needed, and added to the loan amount total vs. comps to confirm they are still good. We put a healthy chunk down but didn't pay all cash.
∙ Listing: 4252 22nd Street (5/4) - $749,000 (cash) [MLS]
Posted by socketadmin at 5:00 PM | Permalink | Comments (31) | (email story)
July 6, 2009
A Remodeled Marquee Lofts #708 Returns…With A Kitchen!
As a plugged-in reader notes, a fully remodeled and renovated Marquee Lofts (151 Alice B. Toklas Place) #708 has returned to the market asking $739,000 following its kitchen-less foreclosure sale for $580,000 in June of 2008.
Once again, Marquee Lofts #708 first changed hands on 9/30/04 for $607,500; sold on 10/05/06 for $865,000; and was bought back by Merrill Lynch Mortgage Lending for $708,933 on 1/9/08. As it looked at that time:
∙ Listing: 151 Alice B. Toklas Place #708 (1/1) - $739,000 [MLS]
∙ Change Of Heart, Cash Crunch, Or A Condo Sitter Gone Crazy? [SocketSite]
∙ From Foreshadowing To Foreclosure For A Marquee Loft Off Van Ness [SocketSite]
∙ Another Non-Comp Comp Along The Booming Van Ness Corridor [SocketSite]
Posted by socketadmin at 11:15 AM | Permalink | Comments (23) | (email story)
June 23, 2009
735 Geary: 21 TIC's On The Border Of The Tenderloin And Downtown
735 Geary consists of twenty-one (21) units that have been renovated and turned Tenancy in Common (TIC). They’re offering 10-yr fixed fractional financing at 5.87% with 10% down. And while currently in the Tenderloin according to the MLS, according to a listing this block will soon be Downtown ("MLS will rezone this neighborhood to 8A downtown").
And yes, parking is leased ($250 per month) and a block away (855 Geary).
∙ 735 Geary [735geary.com]
∙ Listing: 735 Geary #102 (1/1) 676 sqft - $315,000 (TIC) [MLS]
∙ Listing: 735 Geary #503 (1/1) 817 sqft - $475,000 (TIC) [MLS]
∙ San Francisco Real Estate Districts: Maps And Neighborhoods [SocketSite]
∙ A Rose By Any Other Name (But Not Necessarily A Neighborhood) [SocketSite]
Posted by socketadmin at 9:00 AM | Permalink | Comments (39) | (email story)
June 22, 2009
Calling All Contractors That Still Have Cash...
From the listing for 324 Day over in Noe Valley:
Contractor special! Construction stopped during renovation and was foreclosed. Seller/lender anxious to sell, very motivated. Bring your best offer, don't worry about the listing price. Seller/lender will finance with reasonable down payment.
No recorded previous sales price that we can find, but tax records would suggest a purchase at a little under around a million in September 2007.
∙ Listing: 324 Day Street (3/1.5) - $760,000 [ERA Golden Gate Properties Via Pacific Union]
Posted by socketadmin at 1:00 PM | Permalink | Comments (22) | (email story)
June 18, 2009
The 2201 Baker Street Site Scoop: Full Gallery And Floor Plans Live
While a bit of our thunder is once again stolen by a plugged-in reader with regard to 2201 Baker Street, here’s the real scoop...the "Modern By Design SF" website is live.
It features a fairly full gallery of pictures and floor plans (and that $7,100,000 price tag).
And yes, the grand grand opening was last night. It’s built for entertaining either en masse on the main floor and garden, or more intimately above (in the third floor family room and terrace) or below (where the sweet media room and glass enclosed wine cellar lie).
∙ Listing: 2201 Baker Street (7/9) - $7,100,000 [2201bakerst.com]
∙ An Eco-Friendly "Baker Acres" Prepares Its Return (2201 Baker) [SocketSite]
Posted by socketadmin at 1:45 PM | Permalink | Comments (63) | (email story)
June 11, 2009
An Eco-Friendly "Baker Acres" Prepares Its Return (2201 Baker)
Built as a single-family home in 1904, converted to a boarding house known as "Baker Acres" in the 1940’s, and then Ellis Acted in 2002, an almost fully gutted and foreclosed upon 2201 Baker Street went on the market in November of 2007 asking $2,490,000.
Purchased for $2,538,000 and completely rebuilt as a single-family home by RBR Development (think Regina Callan), 2201 Baker Street is about to return to the market as the first "eco-friendly" Metropolitan Home Modern by Design Showhome.
This 7,700 square foot home, is outfitted with the latest green technologies [Regrid solar photovoltaic panels], building materials [high efficiency insulation, low u-value glazing, low VOC paints, recycled brick], mechanical systems [two high efficiency furnaces with air purification system]...and spectacular cutting-edge modern design on 4-levels of impressive living space and outdoor spaces including a large walk-out garden and roof garden to accommodate the lifestyle of a modern San Francisco family.
As a plugged-in eddy correctly surmised (and stole a bit of our thunder), Barbabra and Robert Callan have the listing with a whisper price of $7.1 million. The first VIP tours are scheduled to start in a week with a month of public tours starting on June 20th ($25 tickets benefit the San Francisco Ballet).
And as it looked before:
∙ Coming Soon: 2201 Baker Street (7/9) [streetsofsanfrancisco.com]
∙ Prime Pacific Heights Single Family For Under Five Hundred A Square! [SocketSite]
∙ Modern by Design Showhouse 2009 [Metropolitan Home]
Posted by socketadmin at 5:30 PM | Permalink | Comments (26) | (email story)
June 9, 2009
A Classic Victorian Façade With A Bit More Modern Interior (And Rear)
2949 Sacramento still sports its classic Victorian façade, but its innards have been renovated and expanded, and its rear modernized. Anne Forell Architecture led the 2008-2009 renovation while Malin has all the pretty pictures, floor plans and listing.
UPDATE: And a before by way of Google Maps and a plugged reader:
∙ Listing: 2949 Sacramento (5/4.5) - $2,995,000 [SFProperties] [MLS]
Posted by socketadmin at 8:30 AM | Permalink | Comments (65) | (email story)
June 8, 2009
Putting Their Permits And Plans To Work On Pacific (2219 and 2223)
As we wrote this past December:
In April of 2007 the listing for 2219 Pacific Avenue touted "Beautifully remodeled and maintained Pacific Heights Edwardian…Detached 2 car garage…All bedrooms are generously sized." It closed escrow two months later with a reported contract price of $4,250,000.
Three days ago a gutted and reframed 2219 Pacific returned to the market touting "Permits issued and complete plans available to finish this spectacular 3 story home in AAA Pac Hts...needs elect, plumbing, flrs, mechanical…will be a 4900 sq ft home…3/4 of foundation is brand new w/ all current seismic upgrades."
Two months later the listing for 2219 Pacific Avenue was withdrawn from the market without a sale, asking $3,495,000 at the time. And as a plugged-in tipster notes, the finishing of 2219 Pacific appears to be underway (no word on whether speculatively or not).
Also noted: while not listed nor official inventory, a renovated 2223 Pacific is now on the market and asking $3,600,000.
∙ From “Beautifully Remodeled” to Gutted And Asking $755K Less In PH [SocketSite]
Posted by socketadmin at 3:30 AM | Permalink | Comments (4) | (email story)
June 5, 2009
If You're Looking To Renovate Or Rewire In San Francisco...
"Unemployment in San Francisco’s building trades sector is over 20 percent, with about 50 percent of unionized electricians out of work, according to San Francisco Building and Construction Trades Council President Mike Theriault.
With 16,000 members, that means that more than 3,200 building trades workers are currently without a job. Unemployment among laborers and carpenters is running at more than 20 percent, while iron workers have the lowest jobless rate -- about 10 percent."
Unemployment is over 20% for S.F. building sector [San Francisco Business Times]
Posted by socketadmin at 3:30 PM | Permalink | Comments (18) | (email story)
3961 25Th Street Before (And A Bit Of The During)
By way of a plugged-in reader, the "before" and a bit of the behind the scenes "during" for the complete renovation rebuild of 3961 25th Street (a.k.a. "House with a Conscience").
And as an aside, our props for the playlist.
∙ 3961 25th Street Here We Come [mdmhomes.blogspot.com]
∙ A Noe "House With A Conscience" (And Listing Lob): 3961 25th Street [SocketSite]
Posted by socketadmin at 12:30 PM | Permalink | Comments (42) | (email story)
June 3, 2009
A Rather Red Kitchen (And 58 Other Photos) We Couldn’t Resist
There’s a lot to look at in the listing for 719 Carolina, and we’re not just talking about the number of photos (59) but rather renovations, materials, and styles alike. And yes, a rather red Scavollini kitchen we simply couldn’t resist (showing)...
∙ Listing: 719 Carolina (4/3.5) - $2,500,000 [MLS]
Posted by socketadmin at 10:15 AM | Permalink | Comments (30) | (email story)
June 1, 2009
At The Base Of Billy Goat Hill Overlooking Noe Valley (634 30th St)
No real story of which we know, we’re simply digging on a couple of the details of the remodeled 634 30th Street at the base of Billy Goat Hill and overlooking Noe Valley.
∙ Listing: 634 30th Street (3/4) - $1,695,000 [MLS]
Posted by socketadmin at 12:30 PM | Permalink | Comments (23) | (email story)
May 26, 2009
An Updated Oakland (The Architect) Eichler Across The Bay In Marin
It’s a Claude Oakland designed Eichler across the bridge in Lucas Valley. Built in 1963 but renovated (modern lovers keep looking, Eichler purists look away) and expanded since.
We’re not sure we get the carpeted dining room, but otherwise we’re digging the design (and lot). Not yet listed but the vanity site just went live and asking $1,550,000.
∙ Listing: 26 Oak Mountain Court, San Rafael (4/3) - $1,550,000 [26OakMountainCt.com]
Posted by socketadmin at 4:00 AM | Permalink | Comments (11) | (email story)
May 23, 2009
With Memorial Day Barbeques On The Brain (2209 Scott Street)
It was simply the wide plank floors (for which we’re suckers) and high ceilings (ditto) of the down to the studs (if not foundation) remodel of 2209 Scott that piqued our interest. And we were drawn right up to the roof deck with Memorial Day barbeques on the brain...
∙ Listing: 2209 Scott Street #1 (3/3.5) - $2,395,000 (TIC) [2209scottstreet.com] [MLS]
∙ Listing: 2209 Scott Street #2 (2/2.5) - $2,195,000 (TIC) [2209scottstreet.com] [MLS]
Posted by socketadmin at 11:00 AM | Permalink | Comments (19) | (email story)
May 6, 2009
Not To Be Flip, But If It Wasn’t A "Flip" It Looks Like One Now
We can't be certain that it started out as a "flip" (or more accurately a speculative remodel), but 2011 Golden Gate Avenue is back on the market and asking $1,995,000.
Purchased for $1,350,000 in July of 2007, according to its new listing the 4,356 square foot home has been "elegantly remodeled" since. And according to its permits, that remodel included the addition of a couple of new bathrooms as well as legal square feet.
UPDATE: As a plugged-in reader notes, we should have put that "new listing" in quotes. Asking $2,395,000 in October of 2008 and $2,200,000 in November. But only 12 days on the market according to industry stats.
∙ Listing: 2011 Golden Gate Avenue (5/5.5) - $1,995,000 [MLS]
Posted by socketadmin at 12:00 PM | Permalink | Comments (45) | (email story)
May 5, 2009
2404 Washington: Perhaps An Apple And An Anecdote To Be...
Purchased for $1,300,000 in September 2006, according to its latest listing this "AAA location" Pacific Heights two-bedroom condo has been "newly remodeled since" (kitchen, both bathrooms, hardwood floors). And now asking $1,275,000.
UPDATE: A plugged-in reader who toured the property in 2006 wonders if the listing language might be a bit hyperbolic (a notion the permit history appears to support). If so, consider this property a "prime" apple (and anecdote of other things) to be.
UPDATE (5/6): A few interior photos have been added to the listing.
And an update from our aforementioned reader:
It does look like they updated the floors to a different finish and made some subtle changes / updates throughout so I may have been a bit too harsh in my earlier comments. But these are updates / finishing touches, not totally remodeled.
∙ Listing: 2404 Washington (2/2) 1,337 sqft - $1,275,000 [MLS]
Posted by socketadmin at 11:00 AM | Permalink | Comments (22) | (email story)
April 30, 2009
2009 Decorator Showcase (2830 Pacific) Opens Its Doors And Kimono
San Francisco's 2009 Decorator Showcase at 2830 Pacific simultaneously opened its doors this past weekend and hit the market this week. As a plugged-in reader noted, now listed at an official $12,900,000 and rather uniquely presented in all its design glory online.
If you like what you see, go see it for yourself and report back. It is a fundraiser after all.
At this point we count at least five other recent Decorator Showcase homes on the market in addition to 2830 Pacific including 2500 Divisadero and 2601 Broadway.
UPDATE: According to a plugged-in tipster the property was being shopped at $15.5M about 6 months ago.
∙ Listing: 2830 Pacific (7/6) - $12,900,000 [sfproperties.com] [MLS]
∙ Another Ex-Decorator Showcase Is Officially Listed: 2500 Divisadero [SocketSite]
∙ Decorator Showcase Miss 2000 Officially Hits The Market On Broadway [SocketSite]
Posted by socketadmin at 10:00 AM | Permalink | Comments (37) | (email story)
April 29, 2009
Apples To Apples (To Un-Upgraded Apples) On Mallorca In The Marina
Down in the heart of the Marina in May 2000 a three-bedroom and two-bath condo at 228 Mallorca Way changed hands for $1,100,000. According to a plugged-in tipster, the owner then remodeled to the tune of around $200,000.
In May 2004 the upgraded condo with two parking spaces was sold for $1,225,000.
Returning to the market this January asking $1,395,000, the listing has been delisted, relisted, and reduced twice. Now asking $1,195,000. In the words of our tipster, is this the one "prime" condo the bull market forgot (or simply a nod to the new realty reality)?
∙ Listing: 228 Mallorca Way (3/2) - $1,195,000 [MLS]
Posted by socketadmin at 11:00 AM | Permalink | Comments (55) | (email story)
A Completely Renovated And Then Remodeled 2525 Webster Returns
Purchased for $4,000,000 in July 2005, the 7,500-7,800 square foot 2525 Webster was completely renovated over the course of a year and then returned to the market asking $7,150,000 in August 2006.
Closing escrow in January 2007 with a recorded contract price of $6,300,000, the home is back on the market asking $6,750,000 with a few changes in-between. For example, plugged-in people might recall that the kitchen wasn’t open to the dining room in 2006.
∙ Listing: 2525 Webster (7/6.5) - $6,750,000 [2525websterst.com] [MLS]
∙ Coming Soon: 2525 Webster [SocketSite 8/06]
∙ Inside 2525 Webster [SocketSite 8/06]
Posted by socketadmin at 3:30 AM | Permalink | Comments (34) | (email story)
April 24, 2009
Fit For A King San Francisco Mayor (Or Getty): 1101 Green #2001
Five weeks after a plugged-in reader reported the Mayor’s Bellaire Tower penthouse condo was on the market for $3,200,000 (which Matier & Ross confirmed three weeks later), 1101 Green Street #2001 has been listed. The price, however, has been reduced to $2,995,000.
Once again, purchased from Peter Getty for $2,350,000 in February 2006 as a two-bedroom, but "completely remodeled & stripped to the studs & designed by Michael Agins & Assoc Interior Design" since.
Now a rather spectacular 1,693 square foot one-bedroom with one and one-half baths.
∙ Listing: 1101 Green Street #2001 (1/1.5) - $2,995,000 [MLS]
∙ It’s Three Weeks Later And They’re Still Asking Three Point Two [SocketSite]
Posted by socketadmin at 11:45 AM | Permalink | Comments (53) | (email story)
April 23, 2009
Skate Design Or Die: Pushing The Envelope On 264 Clipper Street
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 (as far as we know).
∙ Envelope Architecture + Design Projects: (264) Clipper Street [envelopead.com]
∙ When Skaters Grow Up [New York Times]
Posted by socketadmin at 2:00 PM | Permalink | Comments (95) | (email story)
April 8, 2009
After And Before And Asking 25% More: 632 El Camino Del Mar Redux
Inside Villa Vecchia (632 El Camino Del Mar) after its renovation, a few new baths, and return to the market asking an even $10,000,000. And inside Villa Vecchia before when asking (and sold) for $7,950,000 in March of 2007.
∙ Listing: 632 El Camino Del Mar (5/7.5) 7,089 sqft - $10,000,000 [Byzantium] [MLS]
∙ Inside Villa Vecchia [SocketSite 9/06]
Posted by socketadmin at 10:00 AM | Permalink | Comments (18) | (email story)
April 6, 2009
Mo' Mansions On A Monday Morn: 1037 Church Street (The "Hulse")
It’s another turn of the century San Francisco mansion (this time the "Hulse") that’s been renovated and modernized but manages to maintain a bit of its period flair.
Purchased for $1,553,500 in January of 2003 but with some remodeling (new master bath) and renovation (new kitchen) since. Floor plans online.
∙ Listing: 1037 Church (5/4) 5,852 sqft - $2,895,000 [1037church.com] [MLS]
Posted by socketadmin at 8:30 AM | Permalink | Comments (35) | (email story)
April 2, 2009
924 Grove: New And "Improved" For A Whiter Smile And Space
It’s a to the studs (and systems) renovation of the 1903 Colgate Mansion at 924 Grove.
And yes, as in the toothpaste.
UPDATE: "[L]isted at 4400 square feet when the property was last on the market in '05..."
UPDATE: A plugged-in reader connects the dots. From the Chronicle this past November:
The 4,800-square-foot house, which also has a carriage house in back, had been converted into apartments. [Maryam Monsef and her husband, Alan Sagatelyan] have spent the past two years restoring it into a single-family home for themselves and their three children. They hope to move in soon.
∙ Listing: 924 Grove (6/5.5) - $3,390,000 [MLS]
Posted by socketadmin at 7:30 AM | Permalink | Comments (57) | (email story)
March 26, 2009
The Side Story (Quite Literally) For 2306 Broadway: 2310 Next Door
As a seriously plugged-in (and seemingly omniscient) reader notes, the sellers of 2306 Broadway aren’t moving far. From a tipster:
[The sellers of 2306 Broadway] bought the house next door to the left [2310 Broadway] for 9 million-ish, tore down everything but the façade, and rebuilt the house from scratch.
Cheers.
∙ Coming Soon And An Überprime Data Point To Be: 2306 Broadway [SocketSite]
Posted by socketadmin at 7:00 AM | Permalink | Comments (10) | (email story)
March 18, 2009
Rehabilitating Rather Than Razing Building 101 At Hunters Point
Rather than razing Building 101 and relocating the artist studios within as part of Lennar’s redevelopment of Hunters Point Shipyard, the former Navy fallout shelter (and piece of "The Point") will be rehabilitated thanks to a $2.1 million federal grant.
The renovated Building 101 will become the hub of a new Hunters Point arts district.
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ "The Point" [thepointart.com]
∙ Demolition plan turns into rehab effort for art studios [Examiner]
Posted by socketadmin at 8:00 AM | Permalink | Comments (9) | (email story)
March 17, 2009
4214 26th Street: A Nicely Remodeled Noe Valley Apple On The Tree
We’re digging the decks and all the access to the outdoors of this nicely remodeled Noe Valley home. Oh, and the sweet master suite (we have a thing for spacious showers).
Purchased fully remodeled for $1,553,000 in June of 2007, 4214 26th Street was listed four days ago for $1,499,000. As always, if you’re not on record with your own forecast of where it sells, don’t bother to criticizing those who were when it does.
∙ Listing: 4214 26th Street (3/2) - $1,499,000 [4214-26th.com] [MLS]
Posted by socketadmin at 9:00 AM | Permalink | Comments (87) | (email story)
March 12, 2009
Green Street TIC Trio (768-772) Now Playing Back In North Beach
It’s a trio of newly remodeled three-bedroom TIC flats (one with three baths) in North Beach. All with one car parking and a top floor unit with some big bay views off the back.
UPDATE: A plugged-in reader with excellent organizational skills adds to the story. From flyers for the three units when on the market back in March of 2007:
∙ The building was Ellis Acted on April 30th 2004 (i.e., five year window just about up)
∙ Asking $1,450,000 for 768 Green in 2007 (currently asking $1,395,000)
∙ Asking $1,450,000 for 770 Green in 2007 (currently asking $1,450,000)
∙ Asking $1,695,000 for 772 Green in 2007 (currently asking $1,755,000)
All three had already been remodeled at the time.
∙ 768-772 Green Street: $1,395,000 to $1,755,000 [772green.com]
∙ Listing: 772 Green Street (3/2) - $1,755,000 (TIC) [MLS]
Posted by socketadmin at 9:00 AM | Permalink | Comments (35) | (email story)
March 11, 2009
The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard)
From the Chronicle with regard to the pending demolition of 1268 Lombard:
Over preservationists' protests, city officials are poised to approve demolition of one of San Francisco's oldest buildings - a two-story, wood-frame Russian Hill cottage built in 1861. The city attorney's office, meanwhile, has opened an investigation into whether the owner willfully neglected the building at 1268 Lombard St. to skirt rules intended to protect historic structures.
"It looks to me like this was allowed to deteriorate so they don't have to deal with routine rules, so they [get] to have an emergency demolition and tear down the building and have a vacant lot, which in San Francisco is the most valuable thing you can have," [Building Inspection Commission member Debra Walker said].
Valuable as long as one can secure permits to build. And in this case, we’d hate to be the ones applying.
UPDATE: The recent ownership trail from a plugged-in reader:
Property was recently owned by MJSF Investments, LLC and was transferred to 1268 Lombard Street, LLC. MJ is registered to Marge Vincent at 2501 Mission Street, a Vanguard Properties office. Current entity, 1268, is registered to James Nunemacher at 1841 Market Street.
James Nunemacher is the CEO Vanguard Properties.
∙ S.F. cottage built in 1861 may be razed [SFGate]
Posted by socketadmin at 7:30 AM | Permalink | Comments (57) | (email story)
February 27, 2009
Say Hello To Our Not So Little Friend On Hoffman (22 Hoffman)
Purchased for $952,000 in May of 2002, completely remodeled in 2004 (by Ryan no less), and on the market today for $2,199,000. Say hello to our not so little (four bedrooms, three and one-half baths) friend on Hoffman (22 Hoffman to be precise).
UPDATE: And as a number of plugged-in readers note, San Francisco Fire Station 24 across the street (100 Hoffman):
∙ Listing: 22 Hoffman Avenue (4/3.5) - $2,199,000 [22hoffman.com] [MLS]
Posted by socketadmin at 6:00 AM | Permalink | Comments (36) | (email story)
February 24, 2009
An Appreciation (Just Not "Appreciation" Per Se) For 2668 Vallejo
After last being listed for $6,350,000 in 2007 (and sold), 2668 Vallejo is back on the market for $8,500,000. Think renovation more than appreciation over the past two years.
According to permits, the basement was partially excavated and first turned into living space and then later converted into a two-car garage (complete with new curb cut). A wine cellar and workshop were added, bathrooms were spruced up, and the foundation was partially replaced.
More recently a three level addition on the back, a new roof deck up top, a media room extension down below, and a kitchen and master suite renovation inside were all kicked-off with an anticipated completion date of June 2009 ("an opportunity for the sophisticated buyer to select their finishes" in listing speak).
And while a sale for anything over $6,350,000 is sure to be counted and misreported by some (or some reports) as "appreciation," we trust that any plugged-in person would know it’s not. Regardless, we do appreciate the home.
∙ Listing: 2668 Vallejo (4/5) - $8,500,000 [ninahatvany.com]
Posted by socketadmin at 12:00 PM | Permalink | Comments (14) | (email story)
February 17, 2009
A Street, Agent And Now A Price In Common Too: 4432 19th Street
While it took the listing for 4552 19th Street a few reductions to join the Eureka Valley chapter of the million dollar cut club, down the street 4432 19th has done so in one fell swoop: previously seeking $3,999,000, now listed for $2,999,000.
Extensively renovated [beware the background tunes] and retrofitted since purchased for $1,200,000 in 2001, this District 5 single-family home is currently asking $750 per square foot based on its reported 4,000 square feet.
It's worth noting that both 19th Street listings share the same agent. And while it could be a cosmic coincidence, and the public facing listing doesn’t note a licensed agent owner, it’s a data digging reader that notes the agent and owner (at least in trust) for 4432 19th Street do appear to share the same name.
∙ Listing: 4432 19th Street (5/5.5) - $2,999,000 [MLS] [4432-19thst.com]
∙ 4552 19th Street Joins The High-End Half Million Dollar Cut Club [SocketSite]
∙ 4552 19th Street Joins The High-End Half-Million Dollar Cut Club [SocketSite]
Posted by socketadmin at 9:00 AM | Permalink | Comments (20) | (email story)
February 10, 2009
The Rather “Studly” Julian Waybur House (3232 Pacific) For Sale
The Julian Waybur House at 3232 Pacific Avenue is a “Historic [Ernest] Coxhead Shingle-Style Home with Presidio and Golden Gate Views.” And while it wasn't in bad shape “before,” it’s now down to the studs and awaiting a “green” renovation.
Coxhead's signature redwood paneling remains in the living room and the celebrated staircase has been restored off-site and is now ready for re-installation and finishing in place.
Included in the offering are preliminary plans by Page and Turnbull to create a luxury "green home" consisting of: 3 bedrooms, 3 full and two-half baths, living room, formal dining room, gourmet kitchen with breakfast area and recycling center, media room and study.
Full details, history and plans for 3232 Pacific are on a "special website," the address for which we somehow managed to surmise.
UPDATE: As a plugged-in “sleepiguy” notes, after the "before" but before any "after" there was an "in-between" (a.k.a. a fire).
∙ Listing: 3232 Pacific Avenue (3/4) - $2,500,000 [MLS] [3232pacific.com]
Posted by socketadmin at 12:00 PM | Permalink | Comments (78) | (email story)
February 6, 2009
Another Friday, Another New Price: 943 Church Street One And Two
On the market last August asking $2,395,000, the list price for 943 Church Street #2 (once known as “B”) was reduced down to $1,950,000 before being withdrawn in December.
Back on the market for $1,895,000 in January, it’s a plugged-in reader that notes the list price has been reduced to $1,795,000 (now 25% under its original original asking). And at the same time, the lower unit (943 Church Street #1) which was once in contract when asking $1,995,000 has been reduced to $1,595,000.
UPDATE: As noted by another plugged-in reader, 943 Church Street #2 is also available for rent and asking $6,500 a month.
∙ Listing: 943 Church Street #1 (3/3) - $1,595,000 [MLS]
∙ Listing: 943 Church Street #2 (3/3) - $1,795,000 [MLS]
∙ It’s Friday, So Insert Cheeky Comment Here (943 Church Street #B) [SocketSite]
Posted by socketadmin at 10:00 AM | Permalink | Comments (30) | (email story)
February 5, 2009
A Million Dollar (Plus) Remodel Of A Multi-Million Dollar Floor Plan
It’s a coveted three-bedroom St. Regis “E” plan (the Gores have one a little higher) that’s been completely remodeled and reconfigured (at a budget of over $1,500,000) to live as a two-bedroom with a rather spectacular master suite (and perhaps the nicest St. Regis master bath we’ve seen).
Modern Art Deco vibe and details throughout inspired by the Pacific Telephone and Telegraph building in view across the way; impressive woodwork (Mozambique veneers, Wenge cabinetry, and unstained walnut floors) and finishes (custom nickel-plated pulls and silver leaf); and if nothing else, some top-notch property porn to peruse.
Tax records indicate an original 2,522 square feet and it’s expected to move from pocket listing to the MLS this weekend with a list price of $5,800,000.
Full Disclosure: The listing agent for 188 Minna #31E advertises on SocketSite but provided no compensation for this post. He did, however, provide a tour and additional information upon our request.
∙ Listing: 188 Minna #31E (3/2.5) - $5,800,000 [StRegisModerne.com]
∙ Conversion Of 140 New Montgomery Moves To Environmental Review [SocketSite]
Posted by socketadmin at 9:15 AM | Permalink | Comments (36) | (email story)
January 14, 2009
643 Greenwich: Tastefully Remodeled in 2001 And Then Again In 2006
In 2001 the listing for 643 Greenwich noted:
Tastefully rebuilt in 2001…epitomizes San Francisco-style chic…charming 1907 Victorian that has retained all its original character while affording contemporary comforts…owners have approved plans with City Permits to add two additional stories.
The 2001 façade above, 2001 kitchen below, and sales price: $1,550,000 (asking $1.9M).
From the listing in 2009:
[E]xquisite contemporary green renovations throughout…open-concept kitchen/DR/LR w/ expansive ceilings, commercial range, Bosch & Meile appliances, Scavolini Italian cabinetry…
Said kitchen having been tastefully rebuilt again in 2006:
And of course, now “4 levels…[with] Penthouse media suite & deck with Bay & Golden Gate views.” The 2009 façade below and asking $3,995,000.
∙ Listing: 643 Greenwich (5/4) - $3,995,000 [MLS] [2001 Photos and Listing]
Posted by socketadmin at 7:00 AM | Permalink | Comments (34) | (email story)
December 18, 2008
Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside
A plugged-in reader answers our prayers by directing us to the website for the unlisted but on the market 601 Dolores. Born the Mission Park Congregational Church in 1909 and more recently called the Golden Gate Lutheran Church, 601 Dolores was purchased in 2007 and transformed into a single-family home.
Think complete seismic retrofit; restoration of wood-paneling, original doors, hardware and historic stained-glass; add new mechanical, electrical and four wood burning fireplaces.
"Modern" kitchen, marble baths and a new tower interior with arched mahogany windows and roof-top deck overlooking Dolores Park. Oh, and parking for five. Sweet Jesus indeed.
The price? We're afraid to ask. Let us know if you do.
UPDATE: And you did. Asking $9,950,000.
∙ Unlisted Listing: 601 Dolores - $9,950,000 [castleonthepark.com]
Posted by socketadmin at 8:30 AM | Permalink | Comments (79) | (email story)
December 10, 2008
1629-1635 Green: Selling What Could Be (If Financed And Approved)
Two homes on a double lot partially hidden behind a wall of green, the listing for 1629-1635 Green notes: “Second home has plans/paid permits ready to build for gorgeous remodel/addition...with walls of glass plus 2 car gar.”
And perhaps it's an unintended omission, but a word we didn't see: approved.
∙ Listing: 1629-1635 Green Street - $2,595,000 [MLS]
Posted by socketadmin at 3:00 PM | Permalink | Comments (18) | (email story)
December 8, 2008
From “Beautifully Remodeled” to Gutted And Asking $755K Less In PH
In April of 2007 the listing for 2219 Pacific Avenue touted “Beautifully remodeled and maintained Pacific Heights Edwardian…Detached 2 car garage…All bedrooms are generously sized.” It closed escrow two months later with a reported contract price of $4,250,000.
Three days ago a gutted and reframed 2219 Pacific returned to the market touting “Permits issued and complete plans available to finish this spectacular 3 story home in AAA Pac Hts...needs elect, plumbing, flrs, mechanical…will be a 4900 sq ft home…3/4 of foundation is brand new w/ all current seismic upgrades.”
Now asking $3,495,000.
UPDATE: From an always plugged-in sleepiguy: "Just all around tragic. Again, Pac Heights real estate died a sudden, painful death back in October. It's not even on life-support; it's just dead."
∙ Listing: 2219 Pacific Avenue (5/4.5) - $3,495,000 [MLS]
Posted by socketadmin at 1:00 AM | Permalink | Comments (45) | (email story)
December 3, 2008
From Graffiti Canvas To Apartment Campus: PHSH Breaking Ground
In 2004 Forest City Development was awarded the Presidio’s Public Health Service Hospital project to redevelop the long abandoned and graffiti filled building into apartments.
The non-historic wings of Building 1801 will be removed together with other non-historic buildings and additions. Up to 133,000 sf will be demolished and new construction consisting of up 35,000 sf at the rear of Building 1801 and a 16,000 square-foot building on Belles Street on the “central green” west of the Wyman Avenue residences may occur. Up to 186 dwelling units will be provided in combination with approximately 76,000 sf of other uses, including offices and cultural/education. More than half of the proposed dwelling units will be studio and 1-bedroom units, which are in highest demand for Presidio-based employees.
And on Friday, Forest City officially breaks ground on 154 units.
∙ Public Health Service Hospital Project [presidio.gov]
∙ SF abandoned Hospital PHSH.org [loupiote.com]
∙ Presidio hospital to be transformed into apartments [Examiner]
Posted by socketadmin at 7:45 AM | Permalink | Comments (23) | (email story)
December 1, 2008
1342 Shrader Is Sold (And Perhaps Some Expectations Are Adjusted)
A pocket listing at $3,500,000 in April, listed on the MLS for $2,985,000 in October, and subsequently reduced to $2,585,000, the sale of 1342 Shrader closed escrow today with a reported contract price of $2,370,000.
Purchased for $1,900,000 in 2003 prior to being completely remodeled and expanded (in terms of finished living space) including the addition of that sweet little guest studio/office in half of the garage out back.
∙ The New New 1342 Shrader (And Guest Studio/Office Out Back) [SocketSite]
∙ 1342 Shrader: Out Of The Pocket And Into The Open (And MLS) [SocketSite]
Posted by socketadmin at 11:45 AM | Permalink | Comments (32) | (email story)
November 26, 2008
Behind The Facade And Renovation Of 224 Mississippi (But NFS)
Not for sale, but a chance to peek behind the facade and renovation of 224 Mississippi.
∙ Batles' Potrero Hill home echoes the past [SFGate] [Photos]
Posted by socketadmin at 8:30 AM | Permalink | Comments (9) | (email story)
November 20, 2008
Perhaps Not Disclosed, But We Might Suggest Some Discovery
While we do like the mention of “new concrete foundation, electrical, plumbing and heating” (and the bonus rooms), we’re not particularly keen on the lack of any recent permit history (not to mention the "Hazardous Building" complaint) online.
And unfortunately (for more than one party), it is a trust sale and emphasizing “exempt from most disclosures” in the remarks.
∙ Listing: 326 Virginia Avenue (2/1.5) - $699,000 [MLS]
∙ San Francisco Online Permit and Complaint Tracking [SFGov]
Posted by socketadmin at 9:00 AM | Permalink | Comments (32) | (email story)
November 19, 2008
224 Twin Peaks Boulevard: A Study In Rising Prices Yet Falling Values
Purchased for $1,360,000 a year ago (11/2/07), 224 Twin Peaks Boulevard returned to the market in June asking $1,395,000 and was subsequently reduced to $1,249,000.
Unable to find its buyer, the property has since undergone a “fantastic transformation” with the exterior, front & rear decks, landscaping, kitchen, bathrooms and floor plan all having been “beautifully brought up to date for today's lifestyle.”
Listed once again two weeks ago for $1,749,000, reduced yesterday to $1,655,000, and touting a “Motivated seller!” We’ll let you figure out just how much so.
∙ Listing: 224 Twin Peaks Boulevard (3/2) - $1,655,000 [MLS] [Old Listing]
Posted by socketadmin at 8:30 AM | Permalink | Comments (78) | (email story)
November 3, 2008
3577 Pacific: Inside Its Newly Contemporary Soul (And Market's Mind)
Listed for three days at $7,700,000, the asking price for the completely renovated 3577 Pacific was quickly changed to $6,950,000. But the change that caught our eye, "Addl Pics."
Purchased pre-renovation for $2,225,000 in August of 2005. We'll let you do the math (and note the anything but apple additions).
∙ Listing: 3577 Pacific Avenue (6/4) - $6,950,000 [MLS]
Posted by socketadmin at 8:45 AM | Permalink | Comments (25) | (email story)
October 31, 2008
To Architect Or Not To Architect, That Is The Question Of The Day
It’s another case of a reader asks we hope you'll help solve:
We are interested in doing an internal remodel to a small, older home. We want to open up the space and move the bathroom and the kitchen (same floor, different layout). We are not looking to spend too much money, so nothing too elaborate is planned. It is an old cottage home, so has its own charm anyhow.
Does it make sense to have an architect? Does that make the process for permits go more smoothly? Does it still take a long time to get permits approved or is it a case by case thing? Is it better that we are not going to have any additions or changes to the exterior (except maybe painting, landscaping)?
I know there are some architects and contractors on the board that are pretty knowledgeable and would love their input.
It's a bit like religion (we happen to favor an architect), and it really depends on the person (on either side of the table), but so would we (appreciate your input). And the line that secured the post: “I didn't want to take a posting too off topic with my questions.” Cheers.
Posted by socketadmin at 2:45 AM | Permalink | Comments (34) | (email story)
October 30, 2008
4552 19th Street Joins The High-End Half-Million Dollar Cut Club
It’s a plugged-in agent who suggests $500,000 cuts seem to be all the rage at the upper end of the market. And 4552 19th Street recently embraced the new new thing.
Completely redesigned by architect Chris McMahon and rebuilt with a few traditional touches (think new bay windows), but modern baths and solar panels "for six" up top.
A couple of big city views and a sweet little backyard retreat. Reduced from $4,299,000 after three weeks on the market, but still seeking $935 per square.
∙ Listing: 4552 19th Street (6/4.5) - $3,749,000 [4552-19thst.com] [MLS]
Posted by socketadmin at 2:30 PM | Permalink | Comments (80) | (email story)
October 23, 2008
A Plugged-In Reader Reports (Rather Effusively): Go See 141 Ames
It's not yet listed, but its website just went live. And while we haven’t yet been inside 141 Ames (aka Betty May's School of Tap), a plugged-in reader reports (rather effusively):
I am a neighbor with an interest in design, and this is maybe the finest renovation I have ever seen in San Francisco. It is utterly orginal. An massive rectangular chimney covered with slivers of reclaimed fir thrusts up through a skylight in the center of the space, creating a striking visual impression and dividing the living from the sleeping area.
The bedroom opens onto a lightwell/patio with an irrigated "living wall" designed by Flora Grubb and a custom concrete soaking tub. The kitchen is functional and elegant. The floors are old hardwood, dinged and pock-marked by 40 years of dancing classes. The bathroom skylight doubles as a fixed, transparent table on the roof deck.
I doubt that the entire space is more than 800-900 square feet, but the space is used brilliantly. Asking price is [$695,00]. It sits on its own lot, so technically it's a single family home. (It used to be on the same lot as the 3-unit building that Flora owns adjacent to her old nursery on Guerrero between 22nd and 23rd, but apparently she got permission from the city to do a lot split.)
I know I sound like a promoter but I have no financial or personal interest in this at all. (I live two blocks away and I sometimes buy plants from Flora Grubb--that's the extent of my interest.)
Good eye all around (it's 840 square feet per the architect), and cheers. And for the record, it's a tipster we trust (but we're not about to start naming names).
∙ Listing: 141 Ames (0/1) - $695,000 [141ames.com]
Posted by socketadmin at 2:15 PM | Permalink | Comments (50) | (email story)
October 16, 2008
1342 Shrader: Out Of The Pocket And Into The Open (And MLS)
1342 Shrader first caught our attention as pocket listing six months ago (with an asking price of $3,500,000 at the time). And make no mistake, this isn’t the same 1342 Shrader that sold for $1,900,000 in 2003.
Think major remodel, reclaimed space, and a new guest studio/office in the garage out back designed by Feldman Architecture and Lisa Lougee Interiors which will be featured in the December 2008 issue of Sunset Magazine (hey, we know it when we see it).
Now officially on the market and listed on the MLS with the same floor plans...
...but new photography, a new asking price ($2,985,000), and an open house schedule with a "twilight preview" tonight (10/16).
∙ Listing: 1342 Shrader (5+/4.5) - $2,985,000 [1342shrader.com] [Floor Plans] [MLS]
∙ The New New 1342 Shrader (And Guest Studio/Office Out Back) [SocketSite]
Posted by socketadmin at 7:30 AM | Permalink | Comments (33) | (email story)
September 26, 2008
If Only Averages And Appreciation Were The Same Thing
93 San Pablo Avenue is a 1927 Tudor on the outside, but now bit more modern within.
Purchased as a fixer for $1,260,000 seven months ago and completely overhauled, it’s no where near being an apple.
Its sale, however, will boost the average sales price in the neighborhood (asking $2,575,000). If only that and appreciation were the same thing (but alas they're not).
∙ Listing: 93 San Pablo Avenue (5/3) - $2,575,000 [MLS]
Posted by socketadmin at 11:15 AM | Permalink | Comments (7) | (email story)
September 15, 2008
A “Sleek” 445 Upper Terrace #3: Renovated, Relisted And Repriced
It’s not huge (875 square feet), but it is thoughtfully renovated (as well as presented). Asking $879,000 in July, 445 Upper Terrace #3 was recently relisted (now an “official” 3 days on the market) and repriced (now asking $779,000).
Purchased in April of 2006 (pre-renovation) for $690,000. Oh, and big views.
∙ Listing: 445 Upper Terrace #3 (2/2) - $779,000 [445upperterrace.com] [MLS]
Posted by socketadmin at 8:45 AM | Permalink | Comments (22) | (email story)
September 11, 2008
We Actually Wish More “Remodeled” Homes Came This Way...
While “permit status if any is unknown” typically means none (which could be a problem) and “in the process of being remodeled…no kitchen or bathrooms except for framework” can make financing a bit tricky, there’s nothing worse than paying for an amateur developer’s “designer” kitchen that never should have been. Okay, other than paying a "fixed" price for a fixer of a home.
∙ Listing: 727 Grafton Avenue (2/1) - $369,000 [MLS]
Posted by socketadmin at 6:40 AM | Permalink | Comments (54) | (email story)
September 8, 2008
Big Swinging…Doors (And Here Comes The Competition)
It’s a 1905 Edwardian that’s been redesigned by architect Jonathan Feldman and interior designer Joseph Oroza (the seller). Big glass doors with some big city views.
And you’ve got to love that expected post-Labor Day spike in inventory (254 new listings over the past week, 90% in districts other than 10). Unless, of course, it’s competition.
∙ Listing: 55 Buena Vista Terrace (3/3.5) - $3,395,000 [MLS] [residentphotography.com]
∙ SocketSite's San Francisco Listed Housing Inventory Update: 9/02/08 [SocketSite]
Posted by socketadmin at 1:15 PM | Permalink | Comments (23) | (email story)
August 12, 2008
Exploring The Cost Of Renovating San Francisco's Decrepit Piers
"In 2006, the port and the Exploratorium executed a three-year exclusive negotiating agreement in which the museum would spend nearly $100 million to repair and retrofit the decrepit piers 15-17 and build a new museum. In return, the museum would obtain a 66-year lease that would enable it to move from the Palace of Fine Arts, its home since 1969.
As part of that deal, the museum stood to receive roughly $18.5 million in free rent from the port over about a 30-year period. But construction costs have escalated to $175 million, mainly due to increased pier repair costs, port project manager Jennifer Sobol said.
As part of the new agreement, the museum would get about $30 million in rent credit over a 50-year period, she said."
∙ Exploratorium wants 50 years free rent from port officials [SFGate]
∙ Exploratorium: Embarcadero [exploratorium.edu]
∙ Piers On Which People Can Play (Albeit More With Their Minds) [SocketSite]
Posted by socketadmin at 2:00 AM | Permalink | Comments (9) | (email story)
August 4, 2008
Connecting The "Calling All Contractors" Dots (Starting In District 10)
From the listing for 190 Newton in District 10 (Crocker Amazon):
Seller has stopped work and is selling the property AS-IS. Warning - this property is not currently habitable. Permits and plans are available for Buyer inspection….Subject to lender approval of short sale….Money ran out in renovation.
From the listing for 139 Leese in District 9 (Bernal Heights):
Property in a state of complete disrepair….Not habitable at this point in time….Not for the faint of heart. This is rough. Subject to lender approval of short sale.
From the listing for 522 Chenery in District 5 (Glen Park):
[O]wner was in middle of remodel- no walls - down to studs- come take a look!
Can you connect the dots?
∙ Listing: 190 Newton - $399,000 [MLS]
∙ Listing: 139 Leese - $449,000 [MLS]
∙ Listing: 522 Chenery - $659,000 [MLS]
Posted by socketadmin at 1:00 PM | Permalink | Comments (24) | (email story)
July 24, 2008
The Bare Bones Of 2960 Vallejo (An Original Joseph Esherick Design)
Speaking of Mid-Century modern and down to the studs renovations, the Joseph Esherick designed 2960 Vallejo is now down to its bare bones. According to a tipster, those bones (and the views) are all good. And not to get too greedy, but who has those plans?
∙ Trophy Home Watch On Vallejo: Next Door Neighbors Edition [SocketSite]
Posted by socketadmin at 2:00 PM | Permalink | Comments (10) | (email story)
July 11, 2008
Calling All Contractors Or Other Plugged-In People: Cost To Renovate?
A plugged-in reader went to the head of the site fifteen months ago for a must read comment concerning the actual cost of building a home in San Francisco. Our post on 235 Broderick sparked some excellent conversation over the past few days concerning the cost to renovate. And from the listing for the 2,417 square foot 50 Santa Ana Ave today:
Well designed Colonial style home in St. Francis Wood priced for a quick sale to a contractor or knowledgable (sic) buyer prepared to have renovations done. Appears to be structurally sound but needs roof, gutters, paint, kitchen and other cosmetics.
Now we’re not so naïve as to expect any responses from those who might be interested in this particular property, but we’d welcome any back of the envelope calculations, insight or debate from the rest.
∙ The Actual Cost Of Building In San Francisco [SocketSite]
∙ Permits And Plans In Place (For The House, Not The Buyers Sellers) [SocketSite]
∙ Listing: 50 Santa Ana Avenue (3/2.25) - $1,350,000 [MLS] [Map]
Posted by socketadmin at 11:30 AM | Permalink | Comments (44) | (email story)
July 8, 2008
JustQuotes: A Proposed Retrofit Carrot For Soft-Story Building Owners
"[San Francisco Mayor Gavin] Newsom said he would introduce legislation at the Board of Supervisors meeting [today] aimed at expediting the review of retrofit permits sought by owners of soft-story buildings and waive the fees associated with the permits, which can run as high as $1,000."
∙ Seismic retrofit program proposed by Newsom [SFGate]
∙ JustQuotes: Think Seismic Upgrades (Or Lack Thereof) Not Soil [SocketSite]
Posted by socketadmin at 6:00 AM | Permalink | Comments (7) | (email story)
July 7, 2008
Spanish/Mediterranean Flair From Traditional To Modern: 3271 Baker
While the stucco, tiles, wrought iron railings, doorways, beamed ceilings and wooden trim of both the overhauled façade and second floor of 3271 Baker Street are all true to the traditional Spanish/Mediterranean ethos of the house, the new first floor master suite is a bit more Ibiza (and the kitchen Italian).
And for the record, we’re not complaining (about either the suite, the island or Italy).
∙ Listing: 3271 Baker Street (4/2.5) - $3,395,000 [3271baker.com] [MLS]
Posted by socketadmin at 2:00 PM | Permalink | Comments (63) | (email story)
Newish Construction In Noe: Three TICs At 1278-1282 Church Street
We’re not completely sold on the “height of modern luxury” remodel of 1278-1282 Church Street, although we very much like the light and lots of the wood. And say what you will about the new façade, it’s a major improvement. And how (façade before).
∙ Listing: 1278 Church Street (3/2.5) - $1,395,000 [MLS]
∙ Listing: 1280 Church Street (3/3) - $1,245,000 [MLS]
∙ Listing: 1282 Church Street (3/2) - $1,365,000 [MLS]
∙ 1278-1282 Church Street on the Map [MapJack]
Posted by socketadmin at 4:30 AM | Permalink | Comments (19) | (email story)
June 30, 2008
From Our Word On The Street To Officially On The Market: 2820 Scott
It’s been almost two months since we let our readers know that while not officially on the market 2820 Scott Street (a.k.a. the 2008 Decorator Showcase House) could be yours for “an offer north of $29,000,000.”
And today, it’s officially on the market (although not on the MLS) with an asking price of $29,500,000. It’s funny how that happens (and it’s good to be plugged-in).
If you missed the Showcase here’s your chance to peek inside or perhaps out (as you can see we weren’t kidding about that roof deck). And yes, floor plans as well.
UPDATE (7/2): While advertised for $29,500,000 in print, it's listed for $27,500,000 online.
∙ Listing: 2820 Scott Street (7/9.5) - $29,500,000 $27,500,000 [2820scott.com]
∙ The SocketSite Scoop On 2820 Scott: 2008 Decorator Showcase House [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (18) | (email story)
June 19, 2008
Trophy Home Watch On Vallejo: Next Door Neighbors Edition
Another trophy home on Vallejo is on the market (but not the MLS). “Built in 1928 for the Gilmore steel family and designed by John H. Powers,” 2950 Vallejo has only had three owners (perhaps you can be the fourth). Panoramic views, historic architecture and craftsmanship, and around 8,000 square feet (both the home and the lot).
And while interesting, perhaps even more so is the Ryan Associates down-to-the-studs remodel that's underway on the Joseph Esherick designed Mid-Century modern home next door (2960 Vallejo). No word on whether or not it’s a spec job (or already spoken for).
UPDATE: From a plugged-in reader: "[2960 Vallejo] was the home of sculptor and legendary philanthropist Sally Lilienthal. It was on the market for something like a day or two in February '07."
UPDATE: And an Esherick quote we had to add: "'I get fascinated with anything I don't understand, and since I hardly understand anything, I have a very busy life.''
∙ Listing: 2950 Vallejo Street (7/7) - $25,000,000 [Virtual Tour]
∙ Joseph Esherick, EHDD [greatbuildings.com]
∙ Joseph Esherick, 83, an Acclaimed Architect [New York Times]
Posted by socketadmin at 1:00 PM | Permalink | Comments (33) | (email story)
June 16, 2008
Save Some Cash. And While You’re At It, Please Save The Stove.
The listing for 2737 Clay prominently notes: “approved plans and permits for a major remodel” (and not so prominently, recently reduced $200,000).
And while we have no doubt those plans call for overhauling the kitchen (with which we can't argue), we have a feeling they don’t call for saving that stove (with which we can).
∙ Listing: 2737 Clay Street (6/5) - $3,250,000 [MLS]
Posted by socketadmin at 10:56 AM | Permalink | Comments (38) | (email story)
June 11, 2008
Here Comes The Sun: San Francisco’s Solar Subsidy Program Adopted
It was six months in the making and now it’s an ordinance. The San Francisco Board of Supervisors have passed the Solar Energy Incentive Program which provides incentives ranging from $3,000 to $6,000 for the installation of photovoltaic systems on residential properties (1kw minimum) and incentives of up to $10,000 for the installation of photovoltaic systems on commercial properties ($1,500 per kw).
The initial budget for the program is $3 million and the subsidy is available for new systems (on existing buildings) which were "committed to" after December 11, 2007 (but not before).
UPDATE: A draft overview of the program and application (both of which need to be updated to reflect the final ordinance language and incentive amounts).
Posted by socketadmin at 7:00 AM | Permalink | Comments (4) | (email story)
June 9, 2008
Our First And Second Thoughts For The Recently Reduced 76 Caselli
Our first thoughts upon noticing the $100,000 (3.8%) reduction for 76 Caselli: Tips From Brokers on How to Renovate [a NYC] Apartment. (Ironically, “Sellers are licensed real estate agents.”) Our second thoughts? We’re rather enamored with those rear stairs.
∙ Listing: 76 Caselli (3/3.5) - $2,458,000 [MLS]
∙ Tips from brokers on how to renovate [a NYC] apartment: Start in Neutral [NYTimes]
Posted by socketadmin at 9:00 AM | Permalink | Comments (16) | (email story)
June 6, 2008
Another Soup To Nuts (But No Apples) Contemporary Noe Renovation
It’s yet another soup to nuts contemporary renovation in Noe Valley (“from the foundation to the roof and everything in between”). And while there isn’t an apple to be had, there will be coffee and doughnuts tomorrow morning from 10am to noon (in the kitchen below).
Keep in mind how the sale will contribute to the neighborhood median sales price (which truly plugged-in people should know better than to confuse with "appreciation").
∙ Listing: 422 Valley (4/3.5) - $3,195,000 [Sotheby's] [MLS]
Posted by socketadmin at 1:00 PM | Permalink | Comments (26) | (email story)
June 2, 2008
Mid-Century Modern That’s Been Remodeled: 2209 9th Avenue
It’s a mid-century modern home by Henry Hill that’s been remodeled. And according to the listing, the design “maintains [the] architect's vision.” We’ll let the plugged-in Hill (or at least mid-century) enthusiasts make the call.
∙ Listing: 2209 9th Avenue (2/1) – $1,195,000 [MLS]
Posted by socketadmin at 12:30 PM | Permalink | Comments (16) | (email story)
May 29, 2008
Built In 1904 (But "Reconstructed" A Century Later): 2542 Fillmore
While built in 1904, 2542 Fillmore was completely “reconstructed” in 2008. It shows (or in the case of the new “smart home” technology, it’s hidden). And if you’re itching to see it in person, the first official open house is this evening (from 4-6pm). Feel free to report.
∙ Listing: 2542 Fillmore (5/4.5) - $4,995,000 [sfproperties.com] [MLS] [Features]
Posted by socketadmin at 11:30 AM | Permalink | Comments (38) | (email story)
May 28, 2008
Damn All Those Untalented Architects To Hell! Oh, Wait A Minute…
As a plugged-in reader wrote four months ago:
The planning code is a nightmare to navigate. The so called "design guidelines" are tools used arbitrarily by any of the planners to approve or disapprove a design. They are already speculating about adding Historic Districts throughout neighborhoods such as Noe Valley and Glen Park, making it virtually impossible to add on or do any exterior renovations to any house older than 50 years. Much of the planning department is provincial, narrow minded and bureaucratic beyond reason.
As Lili Weigert writes last weekend:
“As San Francisco takes an increasingly conservative approach to historic preservation, rejected [remodeling] proposals are piling up in the City Planning office. The delays have hurt homeowners, architects and the building industry. Today most everyone - even some preservationists - has started to question the city's permit process and what needs to change.”
“Michael Antonini, president of the San Francisco Planning Commission, agrees that things need to change. "There were a lot of people in the preservation community in the past who thought things were too liberal," he said, "but the pendulum has swung too far in the other direction. Now, you have to know whether some kind of historic event happened in your house, and if your house is potentially historic, you have to do a survey of your neighborhood.
"Even if your house isn't historically significant, you need to know whether the neighborhood is. All our regulations are making it really unappealing for property owners to fix up their buildings."
Antonini, who along with the other commissioners has the final say on controversial or complicated permit applications, also agrees that the current interpretation of the preservation standards is resulting in subpar architecture.”
As we write today: No kidding. And once again, perhaps it's (past) time to move forward rather than remain stuck in the past.
∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]
∙ S.F.'s difficult path to home renovation [SFGate]
Posted by socketadmin at 8:30 AM | Permalink | Comments (36) | (email story)
May 9, 2008
A Contemporary Remodel Backing Up To Bernal Heights Park
It’s not the largest space (floor plan), but it’s not a bad use of what there is (or was); we do like the setting (up the hill from Cortland Avenue and backing up to Bernal Heights Park); and we’re fans of the contemporary remodel (and wall of doors).
∙ Listing: 55 Gates (3/2) - $1,198,000 [Virtual Tour] [MLS] [Floor Plan]
Posted by socketadmin at 7:30 AM | Permalink | Comments (23) | (email story)
May 5, 2008
Thinking Within The Box Envelope: Plans To Add Another Bathroom
It’s a Mill Building (720 York) brick and timber loft with 15-foot ceilings; a 1,749 square foot floor plan; and plan by the current architect-owner to add a second bathroom on the mezzanine level where the walk-in closet "with sewer and water line" currently stands.
∙ Listing: 720 York #112 (1/1) - $875,000 [Payton’s List]
Posted by socketadmin at 3:42 PM | Permalink | Comments (6) | (email story)
A “Modern” Looking Kitchen (On A Not So “Modern” Budget)
Once again, it’s sure to look too industrial or unfinished to some. And it's not necessarily what we'd expect at this price point (or perhaps even with the rest of the architecture). But we’ve always had a soft spot for Metro shelving.
It’s relatively easy (and inexpensive) way to "modernize" a kitchen for those working within a budget. And we happen to like the look (along with the window).
∙ Listing: 3481 Washington (5/3.5) - $3,995,000 [MLS]
Posted by socketadmin at 3:00 AM | Permalink | Comments (19) | (email story)
April 29, 2008
Apparently The Market Couldn’t See Past The Paint (Or Could It?)
The original (and still active) listing photos for 402 Sanchez: Above
The new price: $1,234,050 (previously $1,299,000, originally $1,350,000)
The new notes: “Interior has been repainted with neutral colors” and “Now on lockbox!”
The last pre non-neutral paint and remodel sale: $1,200,000 (on 10/24/2006)
∙ Listing: 402 Sanchez (2/2) - $1,234,050 [MLS]
Posted by socketadmin at 3:48 PM | Permalink | Comments (13) | (email story)
Building Permit Fees To Increase, But Process To Be Streamlined
Assuming the San Francisco Board of Supervisors approves the latest proposal from the Building Inspection Commission, building permit fees in San Francisco will increase (but hardly "soar") within the next five months.
Under the new fee proposal, the price for a basic electrical-permit fee for a bathroom or kitchen remodel would nearly double to $160. The maximum fee for a permit for up to $50,000 worth of home improvements would increase 29 percent to $1,600.
At the same time, “a 188-point action plan to improve service and speed up turnaround times for permit applications, including new online services” will also be adopted. It’s an entirely equitable tradeoff as far as we’re concerned (and long overdue).
∙ Cost of home-improvement permits to soar [Examiner]
Posted by socketadmin at 10:27 AM | Permalink | Comments (5) | (email story)
April 25, 2008
Don’t Confuse The Market’s "Appreciation" With Ours: 2140 Bush #5
While we featured 2140 Bush Street #5 two years ago when it was listed for $1,195,000, the fact that it’s back on the market today for $1,695,000 doesn’t actually speak to market appreciation (think complete overhaul and another aspect of "mix").
The higher resale price will, however, contribute to a higher average sales price for properties in the neighborhood (and industry reports of said "appreciation"). But the only appreciation of which we can be absolutely certain is ours (for the pad).
∙ Listing: 2140 Bush Street #5 (1/1.5) - $1,695,000 [MLS]
∙ Loft Style Living In Pacific Heights [SocketSite]
Posted by socketadmin at 12:00 PM | Permalink | Comments (28) | (email story)
April 18, 2008
We Know, We Know...Earthquakes (But We Do Love Our Books)
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 (especially on a day like today), earthquakes. But hey, we do love our books. And at least they’re not over the bed.
∙ Listing: 105 Danvers/4695 18th (4/3) - $2,289,000 [MLS]
∙ Hundreds remember 1906 earthquake [SFGate]
Posted by socketadmin at 8:13 AM | Permalink | Comments (20) | (email story)
April 11, 2008
Holy Hotness, History, And Home: Engine Company No. 44 Returns
Built by the McSheehy Brothers in 1909, 3816 22nd Street served as home to San Francisco’s Engine Company No. 44 (and their horses) for fifty years.
In 1959 the firehouse was sold to Mark and Beth Adams who maintained the firehouse in relatively original condition but employed the space as a private residence and artists’ studio for the next forty.
Purchased in February of 2006 for $2,100,000 (while listed for $2,695,000), the firehouse will soon return to the market after a multi-year renovation and expansion (think new second floor) of what was roughly 3,700 square feet of living space (original floor plans).
We have yet to see the new interior, but it promises to be a “clever mix of modern and original details" including a glass and reclaimed lumber staircase; original spiral staircase, copper and zinc doors; gourmet “loft” kitchen; and observatory tower with 360 degree views. Pricing? It's currently “upon request," but according to a plugged-in tipster:
I spoke to the developer…probably 10 months ago and he said it could possibly set a record price for a SFH in Noe Valley (who knows what has transpired [since] then, but for what it's worth).
And yes, we're fired up (ba-dump-bump) with fingers crossed to see what they've done with the space.
∙ Engine House 44 [New Website] [Last Listing] [Original Detail] [Original Floor Plan]
Posted by socketadmin at 2:33 PM | Permalink | Comments (12) | (email story)
April 8, 2008
The New New 1342 Shrader (And Guest Studio/Office Out Back)
This isn’t exactly the same 1342 Shrader that sold for $1,900,000 in 2003. Think major remodel, reclaimed space, and a new guest studio/office in the garage out back.
And wouldn’t you know it, but of the 3,300+ square feet of living area (plus 1,000+ for garage and storage), we’re drawn straight to the aforementioned 485 square foot guest studio. What can we say, we’ve got a soft spot for small/unique spaces.
∙ Listing: 1342 Shrader (5+/4.5) - $3,500,000 [talklein.com] [Floor Plans]
Posted by socketadmin at 4:31 PM | Permalink | Comments (12) | (email story)
April 1, 2008
From Play House For Youngsters, To Contemporary Oasis With Fire
A plugged-in “Tipster” correctly identified the listing to be based on a single view shot from the balcony, and now it’s officially here. From before to after, 2848 Union Street has been “extensively remodeled” in conjunction with Werner Design Associates inside and Topher Delaney out back.
And while we do like what they’ve done throughout, we have to admit it’s the garden area that immediately caught our attention as what was once described as a “charming Green House or ideal Play House for the youngsters in the family” has been replaced with “an exquisite contemporary oasis with fire and sculpture elements.”
And no, this isn’t any April Fool’s.
∙ Listing: 2848 Union Street (3/3.5) - $5,000,000 [SF Properties] [Previous Sale]
∙ Coming Soon In Cow Hollow (But We Want To Know Now) [SocketSite]
Posted by socketadmin at 8:27 AM | Permalink | Comments (25) | (email story)
March 31, 2008
A Clean Compliment To The Edwardian Character Of 1205 Cole
It’s bound to feel a bit too cold (or perhaps even industrial) to some, but we quite like the how the clean kitchen and baths compliment the Edwardian character of 1205 Cole.
∙ Listing: 1205 Cole (2/2) - $1,250,000 [MLS]
Posted by socketadmin at 8:45 AM | Permalink | Comments (7) | (email story)
March 22, 2008
Through And Through And Throughout On A Sunny Saturday Morning
While it appears as though 2311 Scott Street #1 last changed hands for $1,090,000 in 2005, it has been completely overhauled since (so no apples, but soon to be contributing to an increase the neighborhood's average sales price). And based on what we see, and in (the) light of this sunny saturday morn, we're fans through and through (and throughout).
∙ Listing: 2311 Scott Street #1 (3/2) - $1,995,000 [MLS]
Posted by socketadmin at 10:00 AM | Permalink | Comments (25) | (email story)
March 3, 2008
A New Floor Plan And Major Remodel Turns An Apple Into An Orange
The floor plan before:
The floor plan after:
And a peek inside:
Purchased for $770,000 in 2005, 1080 Chestnut #7D is back on the market with a post-remodel price tag of $1,350,000. No apples here (but perhaps a little design inspiration).
∙ Listing: 1080 Chestnut #7D (1/1.5) - $1,350,000 [MLS]
Full Disclosure: The listing agent for this property advertises on SocketSite, and was kind enough to dig up the original floor plan at our request, but provided no compensation for this post.
Posted by socketadmin at 10:26 AM | Permalink | Comments (24) | (email story)
January 18, 2008
Income, Outdoors, Floor Plans And More: 1212 Arguello Boulevard
Why 1212 Arguello caught our attention (other than the colors): 2,355 warranted square feet, 320 unwarranted (a.k.a. the in-law studio with new bathroom and separate entry); great outdoor space (deck, yard and even a little "art studio"); a full set of floor plans (which should be mandatory as far as we’re concerned); and some nice original detailing (that it just kills us to see covered in paint).
∙ Listing: 1212 Arguello Boulevard (3/2.5) - $1,625,000 [MLS] [Floor Plans (pdf)]
Posted by socketadmin at 8:00 AM | Permalink | Comments (4) | (email story)
January 17, 2008
Before And After And Back On The Market (To Buy Or Rent On Hyde)
It’s like one of those puzzles you might have enjoyed as a kid; can you spot at least five simple (and cost effective) things that have changed between the following two photos?
2620 Hyde Before
2620 Hyde After
The first is from when the entire property (2618-2620 Hyde) was on the market for $1,850,000, and the second is post sale, remodeling, and re-listing for $2,368,000.
The two units are available as TICs as well ($1,169,000 for 2618 and $1,199,000 for 2620). And in one of those puzzles you might (or might not) enjoy as an adult, 2620 Hyde is also being offered for rent at $6,000 per month (asking not secured).
UPDATE (2/22): 2618 and 2620 Hyde closed escrow today with reported sales prices of $1,100,000 ($69,000 under asking) and $1,145,000 ($54,000 under asking) repectively.
∙ Listing: 2618-2620 Hyde Street (2/1 & 2/1) - $2,368,000 [2618-20hyde.com]
∙ Listing: 2618 Hyde (2/1) - $1,169,000 (TIC) [MLS]
∙ Listing: 2620 Hyde (2/1) - $1,199,000 [MLS]
∙ $6000 / 2br - Beautiful two-unit Edwardian Home [Craigslist]
Posted by socketadmin at 9:05 AM | Permalink | Comments (23) | (email story)
January 7, 2008
Another Contractor Comments On The Cost Of Construction In SF
“Planning can be a great friend if you know how to ask but they are crippled by the mentioned heavy conformance to CEQA and a series of mandated delays (i.e. 311 and EIR processes) that only increase carrying costs and practically invite your neighbors to force ridiculous mutations of your building envelope to suit their (often unfounded) fears and desires. We have institutionalized the rights of the established homeowner over the new entrant to a community. Precisely the kind of elitism we all publicly decry. Without these delays I could reduce the cost of each project by nearly $100K in financing alone.”
∙ The Actual Cost Of Building In San Francisco [SocketSite]
Posted by socketadmin at 2:45 AM | Permalink | (email story)
January 3, 2008
The Six Million Dollar Man Single-Family Renovation Sells For Eleven
It’s a chance to note that 2740 Green Street has closed escrow with a reported contract price of $11,000,000 (which works out to $1,250 per square foot). And perhaps more importantly, it’s another chance to feature the central staircase and six million dollar renovation (which works out to almost $700 per square) of which we've long been fans.
∙ More Green (For Less) [SocketSite]
∙ Virtual Tour: 2740 Green Street [Sotheby's]
Posted by socketadmin at 7:53 AM | Permalink | Comments (17) | (email story)
December 27, 2007
JustQuotes: Putting On The Ritz-Carlton Residences On The Spot
"As long as you don't look up, the restoration of San Francisco's de Young Building is the architectural feel-good story of the year.
Eleven stories of ruddy sandstone and brick command the corner of Kearny and Market streets every bit as robustly as they did in 1890, when the building that then housed The Chronicle opened as the tallest tower on the West Coast. You'd never guess that for 40 years the walls were hidden behind drab metal panels with a pseudo-modern look.
Unfortunately, the story doesn't end with a dowager's face-lift. To finance the rebirth, city officials let the developer put a tower in back. And that addition is so uninspired it almost undoes the good work below." (S.F.'s restored de Young building stunning at street level)
Posted by socketadmin at 7:15 AM | Permalink | Comments (26) | (email story)
December 18, 2007
San Francisco Idea House Update: Open Into January And A Reduction
As a plugged-in reader noted last week, Sunset’s San Francisco Idea House webpage has been updated to read:
The San Francisco Idea House will be open from 11/30/2007 through 1/27/2008 Friday, Saturday, and Sunday 9am-4pm. PLEASE NOTE THE HOUSE WILL BE CLOSED THE WEEKEND OF 12/21 and 12/28 due to the holidays. After the holidays we will resume our open schedule the weekend of 1/4/2008.
And if you were interested in 1303 Alabama but didn't think it was worth more than a million, we’ll note that it was just reduced $94,000 (or 8.6%) and is now listed (along with some new interior photos) at $995,000.
∙ Sunset’s 2007 San Francisco Idea House Officially Opens Its Doors [SocketSite]
∙ Sunset’s 2007 San Francisco Idea House: A Few Facts [SocketSite]
∙ Listing: 1303 Alabama (2/2.5) -$995,000 (TIC) [MLS]
Posted by socketadmin at 9:10 AM | Permalink | Comments (5) | (email story)
December 10, 2007
Two Noe Valley Renovations A Block (And A Half Million Dollars) Apart
It's another reader’s comment (with which we very much agree):
I have been an architect and developer myself for over 25 years and it has been interesting, to say the least, to see so many people jump into the business of building homes. I think they became confused between the profits earned from a rapid escalation run-up brought on by cheap easy financing, and times past when good quality product in good locations sold because of real established value and experience. It will be nice when this market shakes out all of the "developers" and "designers".
And yes, we'll let you make the call (right here and now).
∙ Listing: 549 28th Street (4/4) - $2,100,000 [Virtual Tour] [MLS]
∙ Listing: 455 27th Street (4/3.5) - $2,595,000 [Virtual Tour] [MLS]
∙ Could “Priced Right” In Ashbury Heights Be Less Than What Was Paid? [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (24) | (email story)
December 4, 2007
This Isn't Exactly How Mr. Hammett Used To Roll (2505 Divisadero)
While the list price for 2505 Divisadero (the Pacific Heights manse that Metallica bought) hasn’t recently changed, the same can’t be said for its interior. So no, this isn't exactly how Mr. Hammett used to roll.
∙ Pacific Heights Georgian Mansion (2505 Divisadero) - $10,500,000 [Sotheby's]
∙ The Monster Comes Roaring Back (2505 Divisadero) [SocketSite]
∙ Some Kind Of Monster In This Kind Of Market (2505 Divisadero) [SocketSite]
Posted by socketadmin at 2:59 PM | Permalink | Comments (7) | (email story)
November 30, 2007
Sunset’s 2007 San Francisco Idea House Officially Opens Its Doors
As a plugged-in tipster notes, Sunset’s 2007 San Francisco Idea House officially opened its doors to the public today and will be open from 11/30 to 12/16 on Fridays, Saturdays and Sundays (9am-4pm). And yes, it looks like its ten week run has been reduced to two.
∙ Sunset’s 2007 San Francisco Idea House: A Few Facts [SocketSite]
∙ 2007 San Francisco Idea House [Sunset]
Posted by socketadmin at 3:00 PM | Permalink | Comments (6) | (email story)
November 29, 2007
A Deck-O-Licious Victorian (In Façade Only) At 1039 Noe
A Victorian façade, a contemporary interior, and quite possibly the (soon to be former) home of a contractor (which often speaks to the quality of the renovation). And yes, that’s as opposed to the home of an architect (which often speaks to the quality of the design).
Oh, and it does appear to be rather deck-o-licious out back (and up top as well) if you're in to those kinds of things.
∙ Listing: 1039 Noe (4/3) - $2,195,000 [MLS]
Posted by socketadmin at 9:24 AM | Permalink | Comments (34) | (email story)
November 13, 2007
A Heller Manus Renovation Of 1 Ecker Place
A tipster suggests that Heller Manus might be working on a complete renovation of 1 Ecker Place in downtown San Francisco. And according to Heller Manus, it appears to be a mixed use renovation (51 units with 51,619 square feet of residential and 3,176 square feet of retail) of the four story brick building.
And other than that, we're at the mercy of the readers for the inside scoop.
∙ Heller Manus Architects Portfolio: 1 Ecker Place [hellermanus.com]
Posted by socketadmin at 3:00 AM | Permalink | Comments (16) | (email story)
November 5, 2007
Weekend Wrap-Up And Reader Recommendation(s): 525 Jersey (Noe)
One plugged-in reader provides a succinct report: “525 Jersey is gorgeous; former home of artist. Floor plan slightly screwed up [see online] but good one for your readers; slightly too expensive for me."
And with that we open up the comments to other interesting weekend open house finds that might not have been right for you (be sure to note why), but might be right for another (again, be sure to note why).
And yes, spammy behavior will be met with public ridicule (if not simply an unapologetic tap of the delete key).
∙ Listing: 525 Jersey (3/2) - $1,695,000 [MLS]
Posted by socketadmin at 9:09 AM | Permalink | Comments (23) | (email story)
November 2, 2007
Another Contemporary Remodel (And Resale) In Noe (4400 24th)
Earlier this year it was a big pink home with “excellent potential for improvement & expansion” and in need of some “TLC" (originally priced at $1,295,000 in March, it sold for $1,109,000 in May). Today, 4400 24th Street is looking a bit different after a down to the studs remodel (which we'll call more contemporary than modern) by Chris McMahon.
And the price? Well, that’s a bit different now as well (asking $2,295,000). And no, that's not proof that prices have doubled in Noe Valley over the past five months.
UPDATE (2/13): 4400 24th Street closed escrow on 2/12/08 with a reported contract price of $2,100,000.
∙ Listing: 4400 24th Street (3/3) - $2,295,000 [MLS]
Posted by socketadmin at 8:08 AM | Permalink | Comments (26) | (email story)
November 1, 2007
You Had Better Like Beadboard If You Buy It (326 Surrey)
Described as having “the charm of a Victorian farmhouse enhanced with modern amenities,” there’s only one thing of which we can be certain: you had better like the look of beadboard if you buy it.
∙ Listing: 326 Surrey (2/2) - $949,000 [MLS]
∙ Behind the Scenes with Beadboard [Old House Journal]
Posted by socketadmin at 9:42 AM | Permalink | Comments (11) | (email story)
October 24, 2007
300 Sea Cliff: $3,900,000 Reduction (After An $8,000,000 Renovation)
57 months (no not days) after first hitting the market for $23,500,000, and nine months after undergoing an $8,000,000 renovation (and subsequently raising its asking price by $2,400,000), the list price on the Captain's House (300 Sea Cliff) has been reduced by $3,900,000 and it’s now listed for $22,000,000. And yes, we liked the brick better as well.
∙ Listing: 300 Sea Cliff Avenue (5/5.5) - $22,000,000 [Sotheby's] [MLS]
∙ Top Five San Francisco Trophy Homes [SocketSite]
∙ The $8,000,000 Man Renovation [SocketSite]
∙ Another Chance At (For?) The Captain's House (300 Sea Cliff Ave) [SocketSite]
∙ Checking In On 300 Sea Cliff Ave [SocketSite]
Posted by socketadmin at 10:24 AM | Permalink | Comments (27) | (email story)
October 19, 2007
After Ten Months (And A Major Remodel) 2503 Clay Returns
It was a plugged-in reader that identified 2503 Clay as the former home (and studio) of sculptor Spero Anargyros. And although late last year it appeared unchanged from the early ‘80’s (and was listed at $2,375,000), that’s no longer the case.
A remodeling of the home has added two bedrooms and one bath (and $1,825,000 to the list price). And it’s looking like Anargyros’ old studio is now a new master suite, kitchen, and family room. And they say San Francisco is losing its bohemian edge...
∙ Listing: 2503 Clay Street (5/4.5) - $4,200,000 [MLS]
∙ Compare And Contrast: Two Victorians On Clay [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (21) | (email story)
October 18, 2007
One (1) South Park: Sales Update, Opening, And A Few Pics
You’ve seen the interactive floor plans (and some early pricing); and you’re plugged-in when it comes to the parking situation (and car stackers in general). And now you know (if you didn’t already) that the Grand Opening Reception for One South Park is scheduled for this Sunday (10/21) in the building’s atrium from 1-5 PM.
In terms of sales activity, as best we can tell eleven (11) of the thirty-five (35) condos are now either pending or reserved (down from nineteen (19) three months ago). And at least two of the condos (#208 and #209) have hit the MLS (that's #208 above).
∙ Listing: 1 South Park #208 (2/2) 1,199 sqft - $1,100,000 [MLS]
∙ Listing: 1 South Park #209 (1/1) 831 sqft - $815,000 [MLS]
∙ One South Park: Reservations, Floor Plans And Even A Few Prices [SocketSite]
∙ One South Park: An Overview And Car Stacker Question [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (35) | (email story)
October 16, 2007
From Couch To Kitchen To BBQ And Back In No Time Flat: 176 Palm
It’s an elegant façade, enclave (Jordan Park) and remodel. And while some might be quick to judge the “great room” above (which we quite like), keep in mind there’s also a formal dining room (not to mention living room) as well.
∙ Listing: 176 Palm Ave (4/4) - $2,995,000 [MLS]
Posted by socketadmin at 7:53 AM | Permalink | Comments (2) | (email story)
September 28, 2007
We’re Suckers For Dramatic Before And After Shots (And Renovations)
Façade Before:
Façade After:
It’s a top-to-bottom contemporary deco remodel of a two-unit building in Laurel Heights (52-54 Iris). And yes, it’s sure to elicit strong reactions (one way or the other). A couple of features that stand out: glass entry doors, new aluminium windows and garage doors; textured walls; and a glass wrapped Ipae terrace above (with surprisingly good views).
And even if it’s not your style, but you’re considering a remodel of your own, do pay particular attention to the transformation of what were single bathrooms (on the main floors) into two.
Continue on for a few more before and after shots (as well as comments).
Kitchen Before:
Kitchen After:
Living Room Before:
Living Room After:
∙ Listing: 52 Iris (3/3.5) - $1,869,000 (TIC) [decolaurelflats.com] [MLS]
∙ Listing: 54 Iris (2/2) - $1,379,000 (TIC) [decolaurelflats.com] [MLS]
Posted by socketadmin at 3:32 PM | Permalink | Comments (37) | (email story)
If Only We Could Get This One “Un-Remodeled” (21 Parsons)
So while it was the $299,000 garden studio that first caught (and then lost) our attention, it was the juxtaposition between the original woodwork (which we love) and the very un-original kitchen (no comment) up that landed 21 Parsons on the site.
There's nothing quite like having to budget for a remodel of a remodel (and wondering what was lost the first time around).
∙ Listing: 21 Parsons #A (0/1) – $299,000 (TIC) [MLS]
∙ Listing: 21 Parsons (2/1) - $685,000 (TIC) [MLS]
Posted by socketadmin at 2:15 AM | Permalink | Comments (3) | (email story)
September 21, 2007
Mid-Century Modern (That’s Been Remodeled): 1401 Eucalyptus Drive
“Mid-century modernism” really isn’t our thing, and some are sure to bemoan the loss of the original detailing, but we’re still digging the stone work and drooling over all the storage at 1401 Eucalyptus Drive.
∙ Listing: 1401 Eucalyptus Drive (3/2) - $1,049,000 [1401Eucalyptus.com] [MLS]
Posted by socketadmin at 2:15 AM | Permalink | Comments (18) | (email story)
September 17, 2007
San Francisco Living: Home Tours (A Chance To Comment In General)
If you participated in the San Francisco Living: Home Tours this weekend and care to share your thoughts about any of the homes other than 55 Sheridan or 306 Mullen (such as 431 Tehama above which a plugged-in reader first called to our attention six months ago), this is the place to do it.
And yes, comments on those other two homes are more than welcome as well, but we’re asking that you consider doing so on their property specific threads for the sake of continuity.
∙ No Words (Just Drool): Reader's Comment [SocketSite]
∙ San Francisco Living: Home Tours [AIA SF]
∙ The SocketSite Scoop: A Peek At 55 Sheridan From The Inside [SocketSite]
∙ Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]
∙ Fougeron Architecture [fougeron.com]
Posted by socketadmin at 3:30 AM | Permalink | Comments (9) | (email story)
Classic, Classic, And Yet Contemporary Up At 23 Belmont
It’s a classic exterior, in a classic little San Francisco enclave, with a completely contemporary interior and finishes. Think integrated audio, video, lighting and heating throughout; a kitchen outfitted with a high output Gaggenau gas cook top (as well as two Diva induction burners); and beautifully clean baths.
And although a bit gimmicky, we feel compelled to mention the hidden televison in the master bath (it's behind the mirror) and the SolidDrive induction speakers on the rooftop deck (which are definitely cooler in concept than sound).
∙ Listing: 23 Belmont (3/3.25) - $2,600,000 [MLS]
Posted by socketadmin at 2:45 AM | Permalink | Comments (4) | (email story)
September 14, 2007
The SocketSite Scoop On 67-69 Belcher (As Promised)
Born a furniture warehouse, 67-69 Belcher was destined to be demolished and redeveloped (into condos) in the early 1980’s. Instead, artist Spaulding Taylor and partner acquired the Duboce Triangle property converting half into a one of kind residence designed by architect Ira Kurlander and Johnathan Straley (67 Belcher), and the other half into 10,000+ square feet of gallery space and art studios (69 Belcher).
The residence consists of over 4,000 square feet of interior living space; an additional 1,400 square feet of outdoor courtyards, gardens and terraces; and a 2,900 square foot private art studio (which can be accessed through a hidden door in the walk-though master closet). Ceiling height reaches to 22 feet in the main room and a wall of windows and glass doors floods the space with natural light. And while technically a two bedroom, for all intents and purposes it’s one dramatic master loft with a guest suite (including full bathroom, fireplace, and garden) and office (with Moorish courtyard) to the side.
The modern concrete, steel and wood kitchen (with two ranges, ovens, dishwashers and sinks) stands the test of time (although we’d expect a buyer to replace the "retro" appliances post haste). And the Taylor designed table on wheels (which we’ll assume is part of the offering) can be split in two and each half independently raised or lowered.
And of course, there’s that master bathroom which features a pair of nickel silver basins set in slab of green glass and supported by stainless steel piping; a skylight, and two open showers in a room that doesn’t matter what gets wet (“walls are coated with a pristine white waterproof epoxy and the floors with Deco-Rez, an epoxy and sand mix”).
And while very few will be able to afford it (asking $6,900,000), as least you get to know what's behind those ivy covered walls. And perhaps you'll find some inspiration for a project of your own.
∙ Listing: 67-69 Belcher (2/3 + Gallery/Studios) - $6,900,000 [67Belcherst.com] [MLS]
∙ Coming Soon: Another One Of A Kind Property In San Francisco [SocketSite]
∙ Belcher Studios Gallery [69 Belcher]
Posted by socketadmin at 8:52 AM | Permalink | Comments (33) | (email story)
July 31, 2007
Word Up! (A Reader Recommends 7 Cameo Way)
From a reader: “A wonderful mid-century modern by an unknown architect, in perfect architect-restored condition.” (From us: remodeled in 2002 with redwood bookshelves, black walnut floors, Italian kitchen cabinets, and modern appliances.)
UPDATE (9/7): Closed escrow on 8/22/07 for $1,550,000 (3.7% over asking).
∙ Listing: 7 Cameo Way (3/2.5) - $1,495,000 [7cameo.com] [MLS]
Posted by socketadmin at 12:23 PM | Permalink | Comments (47) | (email story)
July 26, 2007
Two TICs And A Thought From A Tipster (222-224 Funston)
A tipster wonders about value ("I guess there is no harm in asking for over [a] million for each of these nicely renovated flats...[w]hether the sellers will actually get over $2.5 million for what is essentially a two flat Edwardian building is another matter."). We just liked looking at (most of) the pictures.
∙ Listing: 222 Funston Avenue (2/2) - $1,175,000 [Coldwell Banker] [MLS]
∙ Listing: 224 Funston Avenue (3/3) - $1,495,000 [Coldwell Banker] [MLS]
Posted by socketadmin at 5:10 PM | Permalink | Comments (15) | (email story)
You Had Us At Heated Granite Floors (And We're Not Granite People)
The little (and not so little) things that caught our eye at 801 Teresita: heated granite floors, a Duravit sink, Axor fixtures and skylight in the bathroom; Scavolini, Sub-Zero, DCS and (two more) skylights in the kitchen; a landscaped backyard (which the master bedroom overlooks); and a corner lot. And yes, even that nice new garage door.
UPDATE (9/7): Closed escrow on 8/29/07 for $950,000 (6.1% over asking).
∙ Listing: 801 Teresita Boulevard (2/1) - $895,000 [MLS]
Posted by socketadmin at 7:06 AM | Permalink | Comments (25) | (email story)
July 16, 2007
Not Overheard Everyday: Don’t Hit Your Head On The Fireplace
It’s the central staircase and fireplace designs that caught our attention. And perhaps it’s also interesting to note that it last changed hands on 2/24/2006 (for what we’re assuming was a pre-remodel price of $1,300,000).
∙ Listing: 1420 Douglass (3/2) - $1,695,000 [MLS]
Posted by socketadmin at 3:30 AM | Permalink | Comments (8) | (email story)
July 13, 2007
A "Completely Unique Creative Remodel" On Jackson Street
It’s being billed as a “[c]ompletely unique creative remodel…resulting in a modern floor plan that's open, flexible, yet warm & inviting.” And while we’re definitely conceding the first part, and honestly admire the vision, the kitchen leaves us scratching (and perhaps sympathetically rubbing) our heads.
∙ Listing: 3042 Jackson Street #4 (2/2) - $1,595,000 [MLS]
Posted by socketadmin at 3:30 AM | Permalink | Comments (21) | (email story)
July 12, 2007
Sunset’s 2007 San Francisco Idea House: 3027 25th Street
Walter gets it right. The 2007 San Francisco Idea House looks to be located at the corner of 25th and Alabama (3027 25th Street to be exact). And if PropertyShark is as accurate as Walter, the lot size is 2,238 square feet (and it’s zoned RH2).
∙ JustQuotes: Sunset’s 2007 San Francisco Idea House [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (27) | (email story)
July 11, 2007
JustQuotes: Sunset’s 2007 San Francisco Idea House
“Sunset, in a joint venture with Meridian Builders & Developers, Inc., will create a 2007 Idea House in San Francisco that will take the magazine's Idea House Program into a dense urban area for the first time, and demonstrate how to maximize construction on a compact site. Opening in August 2007, the Mission District home will be one of the first LEED (Leadership in Energy and Environmental Design) certified residential remodeled homes in the nation."
UPDATE: We now have the actual address (and a photo of the work in progress).
∙ 2007 San Francisco Idea House: Dates And Details [Sunset]
Posted by socketadmin at 3:00 AM | Permalink | Comments (37) | (email story)
June 19, 2007
Less “Uber Cool” Cash For An "Uber Cool" House (745 Detroit)
Our original mention generated a bit more debate and controversy than we expected, and we’re really not trying to stir the pot, but we do have to note that the asking price on 745 Detroit was just dropped another $100,000 (now listed $205,000 or 12.1% below original asking). And a general note to all: hate the game, not the player(s).
UPDATE: Closed escrow on 8/24/07 for $1,445,000 (15% under original asking).
∙ Listing: 745 Detroit (3/2.5) - $1,495,000 [Sotheby’s] [MLS]
∙ Not Just Cool But “Uber Cool” In Sunnyside [SocketSite]
Posted by socketadmin at 3:25 AM | Permalink | Comments (7) | (email story)
June 12, 2007
This Old Church Became This New House On This Old House (Got It?)
And should the listing for 220 Danvers spark some divine design inspiration, keep in mind that 3726 Cesar Chavez remains on the market as well (286 days and counting).
UPDATE (9/7): Closed escrow on 8/08/07 for $2,050,000 (3.5% over asking).
∙ Listing: 220 Danvers (3/3) - $1,980,000 [MLS]
∙ A Divine Opportunity? [SocketSite]
Posted by socketadmin at 10:58 AM | Permalink | Comments (6) | (email story)
Little Background, Lot’s Of Interest (At Least From Us): 2420 Larkin
2420 Larkin just hit the market (“SPECTACULAR RUSSIAN HILL RE-BUILD”). No photos and little background, but we’re still intrigued. Anybody care to share the inside scoop?
UPDATE (8/5): Closed escrow on 7/17/07 with a contract price of $4,100,000.
∙ Listing: 2420 Larkin (3/3.5) - $3,995,000 [Hill & Company]
Posted by socketadmin at 7:45 AM | Permalink | Comments (3) | (email story)
June 8, 2007
A Modern Worldly Renovation In Bernal Heights (442 Anderson)
We’re digging the clean, modern and open renovation of 442 Anderson in Bernal Heights. In fact, we’re enamored enough with just the Finnish wood burning stove and Brazilian Ipe deck to look right past the Corian counters in the kitchen.
∙ Listing: 442 Anderson (4/2) - $969,000 [MLS]
Posted by socketadmin at 3:30 AM | Permalink | Comments (8) | (email story)
June 6, 2007
A Plugged-In Reader Recommends: 119 Hancock Street
A longtime reader recommends taking a look, and we have to agree. If not for the Bertazzoni (in the kitchen), custom sound dampening (it is the lower unit), and lighting/green technology (“…the owner is an energy conservation and lighting expert, the remodel has been designed with Green technologies and renewables”), then simply to check out the great use of a blog to cleanly present the property and its details. Now if only there were floor plans...
∙ Listing: 119 Hancock Street (2/2) - $899,000 (TIC) [blogspot] [McGuire]
Posted by socketadmin at 3:30 AM | Permalink | Comments (18) | (email story)
June 1, 2007
An Ubermodern Renovation In A Classic Conversion Building
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. And if you happen to like the barstools...
UPDATE (6/18): Sold on 6/15 for $1,400,000.
∙ Listing: 355 Bryant #409 (1/1.5) - $1,395,000 [MLS]
∙ The Live/Work Lofts Of 355 Bryant [SocketSite]
∙ The House Is Great (But I Really Want Those Barstools) [SocketSite]
Posted by socketadmin at 4:00 AM | Permalink | Comments (14) | (email story)
May 29, 2007
A Relatively Nondescript Building (And A Unit That’s Anything But)
We liked it when it first hit the market three weeks ago, but within days it was listed as “in contract” (and so we chose not to point it out). But for one reason or another, 1080 Chestnut #11D is once again active and worth a peek. And yes, the HOA dues are $2,382 per month (but do include all utilities...).
UPDATE (5/31): Mea culpa! Apparently our eyesight is failing us and the listing was never contingent on the MLS. It remains active and we remain very much in like.
UPDATE (9/7): Closed escrow on 8/30/07 for $3,000,000 (6.1% under asking).
∙ Listing: 1080 Chestnut Street #11D (2/3.5) - $3,195,000 [sfproperties.com] [MLS]
Posted by socketadmin at 3:00 AM | Permalink | Comments (3) | (email story)
May 25, 2007
The “Marina Green Showcase” Hits The Market (1771 North Point)
1771 North Point is a down to the studs total overhaul (remodel doesn’t do it justice) and the showcase home for the Pacific Coast Builders Conference. By the numbers: One elevator, two powder rooms, three floors, four full bathrooms, five car garage, six bedrooms, five thousand square feet (approximately), and five million dollars (asking).
And it’s not just another pretty facade. Proceeds from public tours ($20 from June 2nd to June 10th) and a Gala Auction on June 9th (“Everything in the house will be auctioned off!”) will benefit the Northern California Cancer Center. Oh, and it's also “eco-friendly” and a “shining example of how to build responsibly and address the needs of today’s families.” (Although at 5,000 square feet...)
∙ Listing: 1771 North Point (6/6) - $4,995,000 [McGuire] [Photos] [MLS]
∙ 1771 North Point: Marina Green Showcase [1771northpoint.com]
Posted by socketadmin at 6:00 PM | Permalink | Comments (7) | (email story)
May 23, 2007
JustQuotes: Spotting A Killer Kitchen (So To Speak)
"Granite is for tombstones! It doesn't seem friendly; it's mean. Shelter magazines have crammed granite down people's throats." (COOKS' KITCHENS)
"Matching equipment is stupid!" (APPLIANCES: What the pros use in their homes)
∙ COOKS' KITCHENS: Professionals share their recipes for design success [SFGate]
∙ APPLIANCES: What the pros use in their homes [SFGate]
Posted by socketadmin at 4:15 AM | Permalink | Comments (4) | (email story)
May 21, 2007
The Full Plan Monty (135 Fernwood Drive)
It was the doors, tile work, and staircase that caught our attention. It was the full on floor/architectural/renovation plans (pdf) that secured its spot on the site. What can we say, we're total real estate (and renovation) geeks.
∙ Listing: 135 Fernwood Drive (7/4.5) - $4,285,000 [Barbagelata] [Plans (pdf)]
Posted by socketadmin at 9:10 AM | Permalink | Comments (34) | (email story)
May 9, 2007
JustQuotes: Not For Sale (But Perhaps For Inspiration)
“A person might think that taking down walls eliminates cabinet space. While it's true that the new kitchen doesn't have traditional upper cabinet space, it more than makes up for it in efficient storage walls and drawers. All of the cabinets are along one wall, wrapped around double wall ovens. Under the countertops along the wall and on the island, the designers installed drawers for plates, pots and pans.”
∙ Dramatic Oakland kitchen remodel melds influences of Asia, Africa [SFGate]
Posted by socketadmin at 8:00 AM | Permalink | Comments (5) | (email story)
May 2, 2007
Before And After And On The Market (1326-28 15th Avenue)
And speaking of fixers, we’re always suckers for some good before and after photos. And as a tipster notes, sfnewsletter’s pictorial of 1326-28 15th Avenue fits the bill.
UPDATE (6/6): Sold on 6/05/07 for $1,610,000 (16.2% over asking).
∙ Listing: 1326-28 15th Avenue (4/2.5 - 1/1) - $1,385,000 [McGuire] [MLS]
∙ A SocketSite Reader’s Report*: Fixers Flying Fast [SocketSite]
∙ Some Makeup (a little), Some Elbow-Grease (a lot), Some Action (a ton) [sfnewsletter]
Posted by socketadmin at 5:45 AM | Permalink | Comments (5) | (email story)
May 1, 2007
Garcon, There’s A Couch In My Kitchen (785 Cole)
Well, it looks like we weren’t the only ones to get the ‘pocket listing’ email last week. Hey, it happens. And regardless, it’s the two/three room Jensen & Macy remodel that caught our attention (kitchen, master bed/bath). 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.
UPDATE (8/6): Closed escrow on 8/3/07 with a contract price of $1,900,000.
∙ Listing: 785 Cole (3/2.5) - $2,000,000 [John DiDomenico]
∙ New Lows in Marketing [SF Curbed]
∙ Jensen & Macy [jensen-macy.com]
Posted by socketadmin at 8:31 AM | Permalink | Comments (17) | (email story)
April 18, 2007
The Palmtag Muzzio Bowen Mansion (Just South Of Santa Cruz)
Once again, this one’s not in San Francisco. But it is just fifteen minutes south of Santa Cruz. And as you’re probably aware, we have a serious soft spot for stunning renovations. The Palmtag Muzzio Bowen Mansion is a beautifully restored Victorian that manages to maintain its period feel (including a mint 1915 Glenwood stove) while adding modern amenities and features (Fisher & Paykel dishwashers, Sub-Zero refrigerator, and radiant heat throughout).
If you buy it, forget about the housewarming. How about a weekend in the carriage house instead?
∙ Listing: Palmtag Muzzio Bowen Mansion FOR SALE: $3,850,000 [pmb-mansion.com]
Posted by socketadmin at 4:30 AM | Permalink | Comments (7) | (email story)
A Funny Thing Happened On The Way To The SocketSite Forums
The newest use of SocketSite’s Real Estate Forums: "plugged-in" buyers banding together to investigate a group purchase of (and discount on) hardwood floors and upgrades for condos in a new development.
∙ Infinity Buyers Band Together for Upgrades [SocketSite's Real Estate Forums]
Posted by socketadmin at 4:20 AM | Permalink | (email story)
April 13, 2007
The Actual Cost Of Building In San Francisco
A “plugged-in” reader goes to the head of the site for his/her must read comment and insight into building a home in San Francisco. The punch line: “This is possibly one of the hardest places to build on the planet, and another reason property is expensive here. If the stars align, you might make some money. There's also lots of chances to loose your shirt.” Our reader’s back of the envelope calculations and commentary (with slight editing for format):
"Having just built a new house, ground up in San Francisco - as unlikely as this sounds. . . . it almost surprises me that house prices are not higher. The cost of construction is shocking. When we do have the big shake. . . . Rebuilding is going to be ridiculous.
Here is some back of envelope math (in part based on my experience).
1. Minimum present cost of a 'regular' (ish) lot on a street that you would want a 'dream home': $700,000
2. Closing costs: $6000
3. Raw construction cost: 2400 sqft @ 400/ sqft . Yes, construction will cost that, unless you are the contractor, for a 'moderate' custom home. Forget what the permit forms say!: $960,000
4. Permit fees/surveys/school fees/wastewater capacity charge/PG&E fees/geo-tech report: $45,000.
5. Architects/ engineers/ specialist fees. Assuming a basic service, no lighting design, minimal interior design, nothing too unusual (i.e. shoring): $96,000
6. Interest on lot during planning (assume 1 year, for a non controversial, ha!, permit): $30,000
7. Interest for construction loan (1 year period): $60,000.
Total cost = $1,897,000
Note: If you have a pretty high credit score, you can probably borrow 80% of construction cost, or 70% of future value (as determined by the bank). So, you will likely need about $375,000 skin into the game. . . . . .
This is before you factor in *risk* that you may never get a demolition permit, that the neighborhood might keep you in appeal purgatory, that construction prices wont go up 'cause of China', or that you won't be moving into your dream home for 2-3 years! You will also need 35% down for the lot, unless you buy a house to tear down (but then you may not be allowed to, see above). . . . You will likely have to pay the architect and permit fees out of pocket, though you may be able to roll some of that into the construction loan if the end valuation and loan ratios support the numbers (unlikely). You will also spend a lot of your life working on the project! Your friends may no longer recognize you ;-)
This is possibly one of the hardest places to build on the planet, and another reason property is expensive here. If the stars align, you might make some money. There's also lots of chances to loose your shirt.
Not impossible. Not a picnic! Definitely a unique experience."
[Editor's Note: Grade A+ comment. Thanks for sharing and thank you for "plugging in!"]
∙ Not Just Cool But “Uber Cool” In Sunnyside: Reader Comment [SocketSite]
Posted by socketadmin at 11:58 AM | Permalink | Comments (28) | (email story)
April 12, 2007
Not Just Cool But “Uber Cool” In Sunnyside
Like there’s any chance we could pass up a listing described at “uber cool.” Okay, so perhaps it was actually the pictures (and floor plans).
∙ Listing: 745 Detroit (3/2.5) - $1,700,000 [Sotheby’s] [MLS]
Posted by socketadmin at 4:30 AM | Permalink | Comments (66) | (email story)
April 2, 2007
It’s Official: Welcome To SocketSite’s Real Estate Forums
Looking for a rough idea of what it might cost for a down to the studs remodel in San Francisco? Or perhaps you’ve been wondering what’s happening with the condo conversion of Rincon Towers? Well, you're not alone. And thanks to the SocketSite community (and Real Estate Forums), we’re starting to accumulate answers to, and insights into, these topics and more.
The Forums are an opportunity for "plugged in" people across the Bay Area to ask and answer real estate related questions, to share or debate ideas or insights, or to simply start a discussion that's top of mind (without being "off topic" on SocketSite).
We’ll highlight a few of the Forums features and functionality early next week (such as the ability for registered readers to directly exchange private messages). In the meantime, please consider taking a moment to poke around, register a profile, and join in the discussion. Speaking of which, can anbody answer a reader’s question concerning The Infinity’s total construction budget and profit margin?
Welcome to SocketSite's Real Estate Forums. And as always, thank you for "plugging in."
∙ General cost to remodel in San Francisco? [forums.socketsite.com]
∙ Rincon Center [forums.socketsite.com]
∙ SocketSite’s Real Estate Forums [forums.socketsite.com]
∙ Questions about the Infinity's total budget [forums.socketsite.com]
∙ Another Way To “Plug In” (And Never Be Off Topic Again) [SocketSite]
Posted by socketadmin at 5:00 AM | Permalink | (email story)
March 30, 2007
We Simply Can't Resist Heated European Towels Racks
We haven’t been inside (and ceiling height might be an issue on the upper floor), but we do like what we see (especially the built-ins, skylights, and kitchen). It reads like a comprehensive renovation, and seriously, we can't resist “heated European towels racks.”
∙ Listing: 303 Montcalm (3/2.5) - $1,079,000 [Barbagelata]
Posted by socketadmin at 12:16 PM | Permalink | Comments (6) | (email story)
March 9, 2007
Life, Liberty, And The Pursuit Of Profit A New Home
A tipster notes that 521 Liberty has been gutted, rehabbed (new windows, doors, heating, roof, plumbing, electrical, hrdwd floors, paint, molding, kitchen, baths, and deck), and returned to the market (first open this weekend). Purchased last June for $1,161,500. On the market today for $1,950,000.
∙ Listing: 521 Liberty (3/2.5) - $1,950,000 [521liberty.com]
Posted by socketadmin at 9:26 AM | Permalink | Comments (26) | (email story)
March 6, 2007
The $8,000,000 Man Renovation
The Captain’s Castle (300 Sea Cliff) was in the local news last night. And according to a tipster that caught the segment, all that stuccoing and remodeling reportedly didn’t come cheap ($8,000,000). Also noted on the segment, the house has been in the possession of the current owners for six years (but they never moved in).
We note that the virtual tour has been updated with plenty of actual post-remodel photos. And once again, we only wish they would have left the outside alone (pre-stucco and landscaping).
UPDATE: Some great background (“Joan Waitt—whose husband, Ted, co-founded Gateway Computer—bought this house and an adjacent one in 2000 and planned to turn the properties into a compound.”), insight (“She says she later decided she "didn’t really want another house") and more by way of the RealEstateJournal.
∙ Listing: 300 Sea Cliff Avenue (5/5.5) - $25,900,000 [Alain Pinel]
∙ Curbed Shoots…And Scores? [SocketSite]
∙ $26M San Francisco Seacliff Mansion For Sale [CBS5]
∙ Another Chance At (For?) The Captain's House (300 Sea Cliff Ave) [SocketSite]
∙ Can’t Sell? Then Stucco! [SocketSite]
∙ Checking In On 300 Sea Cliff Ave [SocketSite]
∙ RealEstateJournal House of the Week: February 23 [realestatejournal.com]
Posted by socketadmin at 8:03 AM | Permalink | Comments (16) | (email story)
March 5, 2007
A Clean (Yet Classic) Renovation In Sea Cliff
It’s a “down to the studs” Sea Cliff renovation that’s modern yet classic, with clean curb appeal and solar panels on the roof. Yes, we're fans.
∙ Listing: 287 28th Avenue (4/3.5) - $2,395,000 [MLS]
Posted by socketadmin at 5:00 AM | Permalink | Comments (7) | (email story)
February 7, 2007
Another Beautifully Restored Victorian (68 Fair Oaks)
It's a beautifully restored Victorian with modern furnishings (and nice photography). We're fans.
UPDATE: And yes, there’s been a significant price cut (and apparently “light renovation”) from when this property was on the market last year.
∙ Listing: 68 Fair Oaks (5/4.5) - $3,200,000 [MLS]
Posted by socketadmin at 12:10 AM | Permalink | Comments (10) | (email story)
January 24, 2007
161 Clifford Terrace: Calling All Couch Potatoes (With Good Taste)
By no means do we consider ourselves couch potatoes, but we'd be hard-pressed to ever leave the newly remodeled living room of 161 Clifford Terrace.
∙ Listing: 161 Clifford Terrace (1/1) - $795,000 (TIC) [MLS] [Pacific Union]
Posted by socketadmin at 12:20 AM | Permalink | Comments (16) | (email story)
December 29, 2006
Just Quotes: Permit Hell In San Francisco
From the Chronicle:
“A full 588 days since the permits were first submitted Engelbrecht is still waiting to receive permission to demolish the water-damaged, ramshackle 1960s house that stands on the site of their dream house [in Bernal]. In mid-December they learned that after being on the verge of getting approval they were kicked back because of their failure to check a box on a form about the number of stories of the building.”
"City coffers have been hurting since the dot-com bust, and many departments have reduced staffing, which in turn makes getting permits more arduous and time-consuming."
And yes, we know there are (at least) two sides to every story.
UPDATE: A "plugged in" SocketSite reader notes that there’s more to the story (and delay) than was reported (“...it appears the final drawings did not match the site permit drawings and had to be sent back to Planning.”). This would be one of those 'other sides' to which we were referring.
∙ Permit hell is getting worse for San Francisco remodelers... [SFGate]
Posted by socketadmin at 5:06 PM | Permalink | Comments (16) | (email story)
November 30, 2006
QuickLinks: Don’t Get Bamboozled
∙ Bamboo leads green revolution [SFGate]
“Prices for bamboo flooring range from about $1.99 to $8 per square foot...[and] you get what you pay for. Bamboo can be as soft as fir or harder than maple, depending on when it is harvested. If it is harvested too early, say after three years instead of the preferable five or six, the bamboo will produce an inferior floor...[so] ask the manufacturer for data on the hardness of the wood.”
Posted by socketadmin at 12:00 AM | Permalink | Comments (1) | (email story)
October 19, 2006
Two Interesting SFGov Offerings
Two great catches from the SFHomeBlog (and two interesting offerings from SFGov):
1. With topics including Condo Conversion, Hi-Rises and the Changing San Francisco Skyline, and Tenants-Landlords’ Responsibilities & Realities, "The Department of Building Inspection is offering a FREE all-day slate of seminars on Wednesday, October 25th geared at both the non-professional (read: homeowner) and professional, in what appears to be an effort to educate and build goodwill in the community.” (Complete Seminar Schedule)
2. On December 12, the City and County of San Francisco will conduct a public auction of four properties including the former San Francisco Fire Department Station 4 (1648 Pacific Ave.). Less sexy offerings include a former vehicle storage and maintenance yard (2350 19th Ave.), the former SF Water Dept. administrative offices (425 Mason St.), and a former railroad right-of-way (849 Cesar Chavez St.).
∙ Meet the Department of Building Inspection Pros’ Summit - 10/25 [SFHomeBlog]
∙ Meet The DBI Pros’ Summit Schedule [SFGov]
∙ Auction of City-owned parcels - December 12th [SFHomeBlog]
∙ Public Auction - December 12, 2006 [SFGov]
Posted by socketadmin at 12:14 AM | Permalink | Comments (1) | (email story)
July 19, 2006
Fun With Building Permits (And Complaints)
Our thanks to “jimmy” for pointing out San Francisco’s Online Permit and Complaint Tracking system. Pulling permits can help you figure out what’s really going on with that “renovation” down the street, the apartment building in which you live, or that home that you’ve got your eye on. Pulling complaints? That's just good clean fun. And please don't blame us if you become obsessed with checking out house after house (but feel free to blame jimmy).
∙ Think Escher (Not Eichler): Comments [SocketSite]
∙ Department of Building Inspection: Online Permit and Complaint Tracking [SFGov]
Posted by socketadmin at 12:10 AM | Permalink | Comments (1) | (email story)
June 22, 2006
Curb Appeal: The Sunny Steps Of 2813 Buchanan
On this sunny San Francisco day we pay homage to the recently unveiled mosaic steps (full view) of 2813 Buchanan. These steps definitely set the tone for the rest of the house (and could brighten the foggiest summer day).
∙ Never Underestimate Curb Appeal [SocketSite]
Posted by socketadmin at 12:08 PM | Permalink | Comments (0) | (email story)
May 5, 2006
Tip Of The Day II
Since our first Tip Of The Day seemed to work quite well, we’re offering up our second handy hint: If you’re actively trying to hide obscure the address of a listing on the MLS, then don’t include it on the 'Virtual Media' to which the listing links.
This could be an especially handy hint for when you’re advertising an “AGENTS only” Tuesday Tour for a house that Curbed recently identified as belonging to Metallica guitarist, Kirk Hammett. The other place? It’s simply a multi-year $6M renovation by Holly Hulburd Design (a modern masterpiece hidden behind a classic San Francisco exterior).
∙ Tip Of The Day [SocketSite]
∙ Listing: 2505 Divisadero - $12,500,000 [Virtual Media] [MLS]
∙ Rumblings & Bumblings: Celebrealty Edition [Curbed SF]
∙ Listing: 2740 Green Street - $13,500,000 [Virtual Media] [MLS]
Posted by socketadmin at 2:22 AM | Permalink | Comments (2) | (email story)
April 25, 2006
Kiss That Deposit Goodbye
At first glance, it’s just another move. Upon closer inspection, however, it’s poignant commentary on the springtime rush to renovate and the heightened demand for construction dumpsters (and perhaps lack thereof) in San Francisco.
On a much smaller scale, perhaps not too dissimilar from the shortage of labor and materials that Jeff Hutchinson of Monahan Pacific recently cited as their reason for canceling plans to build a condominium tower at 535 Mission.
"With all the residential that is being built, it's tough to get a crew," said Hutchinson. "We would have been fighting for a tower crane reservation. There is a waiting list for man lifts. Given that type of environment and given that it was going to get worse before it would get better, it was not readily apparent that the costs would settle."
Wonder if Penske rents anything that could double as a tower crane or man lift...
∙ Developer drops plans for condo tower [bizjournals]
Posted by socketadmin at 12:05 AM | Permalink | Comments (0) | (email story)
April 13, 2006
An Exhibitionist At Heart (And Rightfully So)
Big windows, ocean views, an open floor plan, Wolf stove, Sub-Zero fridge, radiant heat, and decks…yep, we’re definitely digging the “to the studs remodel” of 2127 29th Ave (but not the parquet floors in the living/dining area).
Want to see it? You’re in luck. A “Preview Open” on the 13th, a “First Open” on the 15th, a “First Sunday” open on the 16th, an “EVENING OPEN” on the 18th, and then just a plain old open house on the 23rd. (And yes, a requisite brokers tour/lunch on the 18th as well.)
∙ Listing: 2127 29th Avenue - $1,575,000 [MLS] [Listing Agent - Tal Klein]
Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)
March 31, 2006
Now That’s How To Flip Renovate!
Purchase a Presidio Heights Beaux Arts mansion (3701 Washington) in need of renovation for $8 million; spend a “couple of million” updating the plumbing, roof, and parking; entice 25 top-tier decorators to ‘volunteer’ their time; and voila! We give you the 29th annual San Francisco Decorator Showcase property. (And a brand spanking new $15.5 million dollar price tag.)
3701 Washington will be open to the public from for the Showcase from April 29 to May 29 (tickets $30), and the property is now available for purchase through super agent Olivia Hsu Decker. And did we mention that 3701 Washington just happens to be the Real Estate Journal “House of the Week”? (Notes to Journal: 1. U.S. Sen. Diane Feinstein has moved, 2. what's up with those mad "dusk time" photoshopping skills?)
∙ The San Francisco Decorator Showcase [sfuhs.org]
∙ San Francisco Beaux Arts Mansion With Panoramic Views of the Bay [RealEstateJournal]
Posted by socketadmin at 10:27 AM | Permalink | Comments (0) | (email story)
March 28, 2006
You Almost Had Us At Hello
The four units in 519 Natoma boast “wide-plank Oak 3/4in. hardwood floors. Miele appliances, Sub-Zero refrigeration, Wolf range, Duravit bathroom fixtures, European cabinetry, cut glass mosaic tile bathroom w/ Terrazzo soaking tub, Russ stereo surround sound, Siebel video intercom. Washer/Dryer hookups.” And those pictures? Did you see those pictures?
If only they weren't TICs. And we could move them over to Hayes Valley…
∙ Listing: 519 Natoma St #A - $559,000 [Zephyr]
∙ Listing: 519 Natoma St #B - $569,000 [Zephyr]
∙ Listing: 519 Natoma St #C - $534,000 [Zephyr]
∙ Listing: 519 Natoma St #D - $489,000 [Zephyr]
Posted by socketadmin at 12:52 PM | Permalink | Comments (3) | (email story)
March 21, 2006
Can’t Sell? Then Stucco!
Matt Jalbert of le blog exuberance captures the infamous 300 Sea Cliff Avenue undergoing a “modern” face lift. In Matt’s own words, “I guess no millionaires appreciate that old-school hollow red brick façade. And rather than lower the price, it appears that the sellers decided to update the property to something more palatable to modern tastes.”
Will it work? Stay tuned...
∙ Stuccoing over a $23 million home [le blog exuberance]
∙ Checking In On 300 Sea Cliff Ave [SocketSite]
∙ Listing: 300 Sea Cliff Ave - $23,500,000 [MLS]
Posted by socketadmin at 12:18 PM | Permalink | Comments (0) | (email story)
March 14, 2006
Finding A Contractor
According to the folks at Charles and Hudson, a San Francisco version of the Franklin Report (“surveying all of your friends and neighbors to find the best home services – and to help you avoid the worst!”) is coming soon. Also mentioned, Angie’s List.
Posted by socketadmin at 12:24 PM | Permalink | Comments (0) | (email story)
February 6, 2006
Cool Online Design Tools
It’s funny, on the East Coast a real estate group (corcoran) redesigns their website, includes an online “Arrange-a-Room” tool, and gets all sorts of nods for launching a cool new feature.
It’s funny because it is actually Better Homes and Gardens’ (i.e. the Meredith Corporation) Arrange-a-Room tool that they have “launched”. And which Better Homes and Gardens has offered for quite some time on their House & Homes website (in addition to Color-a-Room, Design-a-Closet, and Color-a-Home as well).
Now if only they offered a “Find-a-Nice-House-with-a-View-for-Under-a-Million” tool, that would be groundbreaking. And cool.
∙ Better Homes and Gardens House & Home Tools [bhg.com]
Posted by socketadmin at 9:37 AM | Permalink | Comments (0) | (email story)
September 9, 2005
Not Such Trivial Knowledge
Know the difference between a Benjamin Moore Mulberry, Behr Plum Jam, and Glidden Valhalla? What about the difference between a Queen Anne Victorian, Gothic Revival, and a San Francisco Stick? Neither did we until readers tipped us to these two sites:
Colorcharts - billed as the “online library of manufacturer’s standard [paint] colors,” this site is ridiculously useful, informative, and addictive (perhaps even more so than Google Earth...).Architectural Styles – San Francisco real estate agent Sharon Kramlich provides a fantastic guide to San Francisco’s numerous architectural styles (and some history).
Posted by socketadmin at 8:00 AM | Permalink | (email story)
August 26, 2005
Salvation Through Salvage
(Image from Rejuvenation Online)
Carol Lloyd jumps on the salvage bandwagon with insight on six Bay Area sources for salvaged building supplies (supplementing our previous list of two). She also sheds light on a new source of bargain building materials: “pre-demolition sales”. The six local sources:
Building REsources (San Francisco) "Part old-fashioned junkyard/part art installation, Building REsources has a lot of stuff at great prices amid the rubble."Caldwell's Building Salvage (San Francisco)
"Mostly lumber and doors -- with a great affordable door shop to build frames for old doors. Some windows, hardwood, the occasional claw-foot tub -- there's a showroom with new flooring, bathrooms, etc."Ohmega Salvage (Berkeley)
"Restoration materials and furniture from older (pre-1950) buildings."Urban Ore (Berkeley)
"Everything and lots of it. Also a showcase for sustainable building materials and design features."The ReUse People (Alameda)
"This nonprofit does whole-house deconstruction and maintains an extensive warehouse of used building supplies."Whole House Building Supply (East Palo Alto)
"Sign up for predemolition sale e-mails or call the hotline at 650-328-8732. Lots of wood, doors and windows; some tubs, cabinets, mantles, sinks and appliances."
· Salvage Heaven [Chronicle]
· Mining Urban Ore [SocketSite]
Posted by socketadmin at 2:44 PM | Permalink | (email story)
July 26, 2005
Refrigerator Porn
We present the Sub-Zero Pro 48 as a perfect excuse (or inspiration) to remodel your kitchen. And according to Land+Living, “this refrigerator conforms to the US Department of Energy's stringent standards for residential use - consuming less energy than a 100 watt light bulb.” Now that's cool.
· Sub-Zero PRO 48 Refrigerator/Freezer [Sun-Zero]
Posted by socketadmin at 9:00 AM | Permalink | (email story)
June 16, 2005
Remodeling For Profit
Looking for an excuse to install that Sub-Zero fridge and Viking range? The RealEstateJournal provides a couple of tips:
First, you should not increase the value of your house to a point where it is the most expensive home in your neighborhood…Second, you should strive to keep your new mortgage debt below 80% of your home's new appraised value.
Well, one out of two isn’t bad.
· Remodeling Projects That Pay Off [RealEstateJournal]
· 2004 Cost vs. Value Report [RemodelingOnline]
Posted by socketadmin at 9:15 AM | Permalink | (email story)
June 15, 2005
Mining Urban Ore
Inspired by ScrapHouse? Feeling green and eco-conscious? Looking for a vintage fixture? Or simply looking to complete that remodeling job on a budget?
Make a trip to Urban Ore in Berkeley. Two acres of reclaimed and recycled fixtures and building materials that are kind to the environment (as well as the wallet). And yes, you can stop at IKEA on the way home.
UPDATE: Thanks to a SocketSite reader for forwarding a review of Urban Ore's customer service. In a nutshell, it sucks. Alternative suggestion: Building REsources right here in San Francisco.
Posted by socketadmin at 8:55 AM | Permalink | (email story)
