CATEGORY ARCHIVE: Remodeling and Renovation

April 10, 2014

The Makeover And Return Of A Townsend Street Warehouse

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The former warehouse building on the southwest corner of Townsend and 2nd Streets is preparing for a makeover which will remove the non-historic elements from its façade (fire escapes, ducts and pipes), replace the windows, and repaint with a new color scheme.

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And if approved, a deck will be constructed on the roof, although the deck seems to have been rendered without the new building between 101 Townsend and the ballpark:

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The 43,500 square foot building is slated to be available for occupancy at the beginning of June and will return to the market in warm shell condition following the makeover.

Posted by socketadmin at 10:30 AM | Permalink | Comments (18) | (email story)

April 7, 2014

Unaffordable Housing Mark Hits $1.5 Million In San Francisco

The owner of the three-bedroom condo #22A at the Four Seasons Residences in San Francisco purchased the adjoining 836 square foot one-bedroom in October of 2008 and would like to merge the two units to create a 3,743 square foot four-bedroom home.

As the proposed merger will result in the loss of a legal dwelling unit, it needs to be approved by Planning. And in order to be approved without a formal hearing, the least expensive of the units to be merged would need to be deemed "demonstrably unaffordable or financially inaccessible housing."

While the one-bedroom recently appraised for $1,350,000, believe it or not, that's no longer considered to be demonstrably unaffordable or financially inaccessible housing in San Francisco. And as such, a formal hearing for the proposed merger will be held this week, a merger that the Planning Department recommends be denied.

Set at 80 percent of the combined land and structure values of single-family homes in San Francisco, the threshold for "demonstrably unaffordable and financially inaccessible housing" in the city is now $1,506,000, up from $1,342,000 nine months ago.

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

April 2, 2014

Legislation To Legalize Unpermitted In-Law Units Adopted

Building owners with an unpermitted in-law constructed prior to January 1, 2013 will now have the option of legalizing the unit by way of the legislation adopted by San Francisco's Board of Supervisors last night. As we wrote about the legislation when it was first proposed:

Unless a significant number of the illegal units are currently being kept off the market out of respect for the law, the proposed ordinance wouldn't actually expand the effective supply of housing units in the City, but it could help the city ensure that the units are safe and habitable and allow the City to include the units in their official counts and reports of housing supply.
And while intended to help ease San Francisco's current housing crunch, an unintended consequence of the ordinance could be an effective increase in rents as illegal units which are being rented at below market rates in exchange for flying below the City's radar would no longer require a discount.

Legalized units will need to meet all Planning Code requirements for safety, will be subject to rent control, and will not be allowed to be subdivided for individual sale.

Unpermitted in-law units for which a notice of eviction was served after March 13, 2014 will need to wait at least five years before being legalized, a ten year wait if the eviction was of the no-fault variety other than for an owner move-in.

Posted by socketadmin at 8:00 AM | Permalink | Comments (27) | (email story)

March 28, 2014

The Push To Landmark An At-Risk Market Street Tree

Seeking an "open aesthetic," the buyer of 3066 Market Street, a speculative project which had been stalled mid-construction and ended up selling on the courthouse steps earlier this year, was planning to chop down the 75-foot-tall redwood tree in the backyard.

Sponsored by Supervisor Wiener and recommended by San Francisco's Land Use and Economic Development Committee, the Sequoiadendron giganteum at 3066 Market Street has been nominated for Landmark Tree status. Yes, that’s a real thing.

If approved by San Francisco's Board of Supervisors next week, the tree will likely have to be trimmed and maintained rather than removed as planned. The best line from San Francisco's Landmark Tree Program Criteria and Procedures which were adopted in 2006:

Whereas, Older mature trees with historic, cultural, economic, or visual significance to a municipality can be designated as “landmark” trees; which is not to say that younger tress are insignificant or may not be designated as a landmark tree in the future…

While not historic, the 3066 Market Street redwood has been described as "majestic and unique for the area," provides a wind and sound barrier from Market Street for the neighbors, and "reflects the aesthetic of the homes of the area," other than the one it's behind.

Posted by socketadmin at 1:00 PM | Permalink | Comments (21) | (email story)

March 26, 2014

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

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

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

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The kitchen before:

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The kitchen after:

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And the new master bath:

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

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

March 24, 2014

Purchased For 37 Percent Less, Listed For 74 Percent More

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

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

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

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

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

March 11, 2014

Potrero Hill Compound Sells For $3.9 Million

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Listed for $5,995,000 last June, reduced to $4,995,000 in September, and then cut to $4,350,000 in November, the sale of the 6,645 square foot former art school building at 2255 Mariposa Street and Utah which was remodeled and converted to legal dwelling units in 1987 has closed escrow with a reported contract price of $3,900,000.

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From a plugged-in reader's rather rough assessment of the property late last year, keep in mind that the compound sits upon a 12,500 square foot parcel of bedrock:

This is at best a teardown. Rotted beams, rusted staircases and at least $500-750,000 to put in a garage!!!
All systems are either out of code, unknown or 40+ years old.
You need to walk up three to six flights a day depending on what floor you need to collapse on, and whisper was it wasn't ready for an earthquake.
It would cost $2-3m to make this liveable, and at least two to three years of permits and pain. Even if you paid $2m you would at best breakeven after sacrificing years of your life to a project that sites next to a wave of never ending smog.

We'll let you know when the plans have been drawn and the permits are requested.

Posted by socketadmin at 8:15 AM | Permalink | Comments (2) | (email story)

February 25, 2014

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

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

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

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

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

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

Rebuilt Noe Home Fetches $2.5 Million, $939 Per Square Foot

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Purchased as a 1,630 square foot Noe Valley home for $1,350,000 in February of 2013 and then stripped to studs, expanded to 2,662 square feet and rebuilt with a bit of contemporary flair, the sale of 545 Valley Street has closed escrow with a reported contract price of $2,500,000 having been listed for $2,595,000 at the end of last year.

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

February 24, 2014

Fantasy Floor Plans: A 5,000 Square Foot Warehouse Conversion

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The owners of the 5,000-square-foot warehouse building at 49 Moss have drafted plans to convert the space into a single-family home, a fantasy we know that many might share.

Currently divided into two spaces, with relatively open first floors and a warren of offices on the partial second, the proposed design creates a flowing three-bedroom layout on the ground floor with a large roof deck and circular skylights, a solarium, and a pair of his and her "retreats" and workspaces above (click the floor plans to enlarge):

With full lot coverage and designs for a nine-foot-tall panel to project 10 inches from the front of the façade along the second floor, the project will need two variances to proceed.

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Posted by socketadmin at 12:00 PM | Permalink | Comments (20) | (email story)

February 13, 2014

A Day Late And $1.5 Million Short

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A report by Department of Building Inspection chief Tom Hui cites "[a failure] to follow and implement the approved plans and the sequence of construction" for leading to the collapse of 125 Crown Terrace in December.

The Twin Peaks home was being supported by three reinforcing towers at the time of the collapse, rather than nine as specified in the approved building plans. Developer Mel Murphy, the former president of the Building Inspection Commission, blames the collapse on a steel beam failure between the three supports and contends the additional six towers were to be put in place the next day, according to the Chronicle.

Murphy’s original application for the "remodeling" stated a project cost of $60,000, a figure that was first upped to $300,000 and then to $610,500 in early December following an anonymous complaint. The estimated project cost, based on which permit fees are figured, was upped to $1.57 million at the end of December.

According to Murphy's business partner, Luke O'Brien, the low-ball project cost estimates were not a premeditated attempt to cheat but rather "a mistake" that the Department of Building Inspection should have caught, and "that's always the way it's done."

Slew of permit problems cited in S.F. house collapse [SFGate]
Collapsed Home Was Being "Remodeled" By Prominent Developer [SocketSite]
Remains Of Collapsed Home Hoisted, "Remodeling" To Recommence [SocketSite]

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

February 12, 2014

Rebuilt With A Modern Layout Atop "Dolores Heights"

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

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

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

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

February 10, 2014

A Designer’s Russian Hill Digs And Discreet $4.4M Sale

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Interior designer Arthur McLaughlin spent the past decade restoring and updating the Russian Hill home at 1154 Chestnut Street which was purchased in a neglected state for $1,500,000 in 2003.

While never officially listed as inventory, two weeks ago the 3,854-square-foot French Mansard manse quietly sold for $4,400,000 and Arthur is on to his next project in Nob Hill.

Posted by socketadmin at 11:30 AM | Permalink | Comments (15) | (email story)

January 30, 2014

A Doubling Indeed

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As we wrote about the Potrero Hill home at 1422 Rhode Island earlier this month:

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

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

On tuesday, the sale of 1422 Rhode Island closed escrow with a reported contract price of $1,610,000. And that's how you move the median.

Highlighting The Great Room Trend And Doubling Down In Potrero [SocketSite]

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

January 29, 2014

Twelve Months Later And Twice The Price In Pacific Heights

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

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

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

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

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

January 27, 2014

Remains Of Collapsed Home Hoisted, "Remodeling" To Recommence

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Having collapsed last month, what little remains of the original home at 125 Crown Terrace has been jacked, hoisted, and craned back up the hill a bit.

According to a plugged-in tipster, the remains will be surrounded by new construction and become part of the garage, a supposed city mandate to allow Mel Murphy, the well-connected local developer who once served as president of San Francisco's Building Inspection Commission and was denied a permit to demolish the original structure on the site in order to build an all-new home, to continue with his "remodeling" project.

Once "remodeled," the Twin Peaks home at 125 Crown Terrace will measure 5,139 square feet. As the then closer to 1,000-square-foot home looked a little before its collapse:

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Collapsed Home Was Being "Remodeled" By Prominent Developer [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (20) | (email story)

January 23, 2014

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

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

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

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

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

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

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

January 16, 2014

A Short-Sale Dream Turned Nightmare, Take Two And An Artist's Plea

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Purchased for $525,000 in 2003 and refinanced in 2007 with a $700,000 loan, the one-bedroom cottage at 3066 Market Street was sold short for $485,000 in 2011, listed as a "terrific opportunity for a contractor or very savy [sic] buyer who wants the perfect opportunity to create their new dream home" at the time.

With permits to expand up and out and plans to turn the cottage into a four-bedroom home with a new garage, foundation, and third floor, construction on the project commenced in late 2011. A loan for $675,000 to finance the project was secured in early 2012, to which a second for $231,000 was added in January of 2013.

Within three months of securing the second the first mortgage was in foreclosure. Construction on the project then stalled and an unknown artist painted a plea:

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Yesterday, 3066 Market Street sold for $951,000 in cash on the courthouse steps having been bid up from an opening at $736,950.42 as four parties competed according to a plugged-in tipster.

We'll keep you posted and let you know if the winning bidder is more "savy" than the last. Regardless, construction should soon re-commence and "us" should be pleased, so pass it along.

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

January 8, 2014

Original Finishes With A Modern Kitchen And New Master Suite Flair

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

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

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

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

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

A Free Earthquake Retrofit Fair, Costumes Not Required

Targeting property owners who need assistance to comply with San Francisco’s recently adopted mandatory soft story retrofit ordinance or who are interested in voluntarily retrofitting their building for seismic safety, the City of San Francisco will hosting a comprehensive Earthquake Retrofit Fair from 3pm to 7pm on January 28 at the Bill Graham Civic Auditorium.

Nearly 60,000 Rentals In SF Are Currently Vulnerable To Collapse [SocketSite]

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

December 27, 2013

Remodeling Permit Suspended, Emergency Stabilization Approved

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Two days after our piece about the "remodeling" in progress at 2178 Pine Street, the permit for the approved project was suspended and a notice of violation was sent.

Three days after the permit for 2178 Pine Street was suspended, 125 Crown Terrace collapsed, another approved "remodeling" which had been underway. The next day, an emergency permit to stabilize the floating façade at 2178 Pine Street was triaged, approved and issued.

The permit fees for the previously approved project on Pine Street had been based on an estimated project cost of $250,000 for the "remodel," $210,000 for shoring up the site, and $80,000 for adding a garage and new steps. The estimated cost for simply stabilizing the façade following the project's suspension was $50,000 alone.

Posted by socketadmin at 9:30 AM | Permalink | Comments (3) | (email story)

December 23, 2013

Luxury Platinum Living In Noe Valley

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

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

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

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

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

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

December 17, 2013

A Game Of Remodeling Jenga: Before The Collapse

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It was yesterday morning that a plugged-in neighbor found himself looking up at the approved "remodeling" of 125 Crown Terrace underway and thinking, "that can't be stable." And it wasn't.

Collapsed Home Was Being "Remodeled" By Prominent Developer [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (51) | (email story)

Collapsed Home Was Being "Remodeled" By Prominent Developer

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The Twin Peaks house at 125 Crown Terrace which partially collapsed last night and slid down the hill toward Graystone Terrace is owned by Mel Murphy, the prominent and well-connected local developer who once served as president of San Francisco's Building Inspection Commission.

Having been denied a demolition permit to raze the existing 854-square foot home on the parcel and build a new 4,019 square foot home in its place, Murphy applied for a permit to simply "remodel" the Twin Peaks house into a 5,139 square foot home instead.

The permit to "remodel" 125 Crown Terrace was approved by the City. And with the foundation for the 5,000 square foot "remodel" having been poured, it's the original 854-square foot structure for which demolition was denied that has collapsed.

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Posted by socketadmin at 8:00 AM | Permalink | Comments (58) | (email story)

December 16, 2013

Rebuilt With An Abundance Of Contemporary Flair

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

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

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

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

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

December 11, 2013

A Rather Extensive "Remodeling" (Of Everything But The Façade)

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While the façade of 2178 Pine Street hangs like a Hollywood set with nothing left behind, technically the potential historic resource hasn't been demolished but is rather being "remodeled," with permits to convert the first floor (which no longer exists) to habitable living space, remodel the second and third floors of the building (which no longer exist), and to add a garage below.

Last used as a four-unit building, the former Victorian was purchased for $1,663,000 this past April having originally been built around 1900 as a single-family home.

Posted by socketadmin at 2:45 PM | Permalink | Comments (50) | (email story)

December 9, 2013

The Second Church of Christ Scientist's Second Coming As Condos

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A plan to raze the Second Church of Christ Scientist church on the southeast corner of Dolores and Cumberland and build a smaller church and eight dwelling units on the site was drafted back in 2006 but ran into a wall of neighborhood opposition and was never approved.

Having since been yellow-tagged by the City as an unreinforced masonry building which doesn’t meet current seismic standards, plans to reinforce the building and convert the vacant 22,000 square foot church into four residential units are moving forward with the Planning Department's recommendation that the proposed conversion be approved this week.

As we first reported about the proposed "Light House" project in September, new partition walls within the existing auditorium and mezzanine would divide the space for three of the new dwelling units while an all new penthouse level would be created by raising the suspended ceiling seven feet and adding a new 3,020 square foot floor beneath the dome:

As proposed, the existing surface parking lot behind the church would be converted into a landscaped garden and a four car garage would be constructed in the basement (click to enlarge).

The estimated construction cost for the conversion is "between $1,165,000 and $2,200,000" and will take nine months with projected occupancy in the spring of 2015 if approved.

Posted by socketadmin at 10:30 AM | Permalink | Comments (7) | (email story)

December 6, 2013

Behind The Contemporary Ebony Facade On Castro Street

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

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

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

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

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

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

December 3, 2013

Plans And Timing For Pier 70's Historic Rehab Revealed

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With Forest City having secured initial Port and City endorsements for their plan to develop a mixed-use neighborhood on the Waterfront Site of San Francisco's Pier 70 with up to 2.2 million square feet of office space; 400,000 square feet of retail, cultural, and maker uses; 1,000 housing units and 7 acres of parks, Orton Development is preparing to seek San Francisco’s Board of Supervisors approval for their plans to rehabilitate Pier 70's Historic Core, eight large buildings and two smaller structures located on or near 20th Street which are owned by the Port of San Francisco.

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The historic buildings include 270,000 square feet of existing space to which around 69,000 square feet of new space, primarily in mezzanines, will be added. Once rehabilitated, the historic office and industrial buildings will be used for a range of businesses, including light industrial, technology, life science, office, artisan/artist studios and showrooms, and restaurants.

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The top four floors of the Bethlehem Steel Office Building at the corner of Illinois and 20th Streets (Building 101) will return to office use while the building’s commissary on the lower level will likely be used for food production or light industrial use. Multiple offers from "well-established San Francisco restaurateurs" have already been received for building 102 next door:

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The former UIW headquarters and Navy Hospital Office (Building 104) will return to office use while the warehouse buildings (113/114, 115/116, and 14) will become "food, technology, life science, biotech, education and arts production centers, mirroring the high-quality "maker" type businesses currently thriving in the Dogpatch neighborhood" with office, showroom and retail uses as well.

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The 45,000 square foot machine shop courtyard behind Pier 70's historic warehouse buildings will be used as an outdoor venue for public and private events, including farmer's markets, concerts, exhibitions and festivals throughout the year.

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Assuming the Orton's plans are approved by the Board this month, construction is slated to commence in early 2014 with the first tenancy of building 101 planned for April 2015 and the overall rehabilitation of Pier 70's historic core to be completed by the end of 2016.

Posted by socketadmin at 1:00 PM | Permalink | Comments (16) | (email story)

November 26, 2013

Seeing Red And Green At 285 San Anselmo Avenue

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Sitting on a near half-acre lot, the 6,700 square foot St. Francis Wood home at 285 San Anselmo Avenue was originally designed by Samuel Lightner Hyman and Abraham Appleton.

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The interior, however, has since undergone a contemporary remodeling, including a modern high-end kitchen finished with white Zodiaq quartz counters and Spanish red Poggenpohl cabinetry:

285%20San%20Anselmo%20Kitchen.jpg

285%20San%20Anselmo%20Kitchen%20Close.jpg

With five bedrooms and six baths across two floors and a paved eight car "motorcourt" which ends at a three car garage, the property is now on the market for $6,850,000.

∙ Listing: 285 San Anselmo Avenue (5/6) 6,700 sqft - $6,850,000 [285sananselmo.com]

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

November 25, 2013

Catching Fire On Mission Street At $2,550 Per Square Foot

301%20Mission%20%2348B%20Living%20Room.jpg

As we noted when the 1,664 square foot condo on the 48th floor of San Francisco’s Millennium Tower hit the market in February asking $4,500,000, the Millennium Tower wasn't built with any fireplaces in place, but that didn’t stop the buyer of 301 Mission Street #48B from adding one.

Purchased as new for $2,400,000 in February of 2010, the Grand Residence was more or less gutted and rebuilt over the course of a year. And in addition to the new alcohol burning fireplace, the second bedroom was reconfigured as a library with an electronically controlled Murphy bed behind the Ebony cabinetry and the master bathroom was rebuilt in marble, limestone and glass:

301%20Mission%20%2348B%20Master%20Bath.jpg

This past Friday, the sale of 301 Mission Street #48B closed escrow on Friday with a reported contract price of $4,250,000 or just over $2,550 per listed square foot.

Posted by socketadmin at 7:45 AM | Permalink | Comments (5) | (email story)

November 20, 2013

Two Concepts For Rebuilding A Damaged Dogpatch Victorian

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

911%20Minnesota%20Interior.jpg

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

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

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

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

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

November 19, 2013

That Bernal Heights Dwell-ing Fetches $1,197 Per Square Foot

330%20Banks%202013.jpg

The sale of the Bernal Heights Dwell-ing at 330 Banks Street closed escrow today with a reported contract price of $1,500,000 or roughly $1,197 per listed square foot.

As we first wrote about the property when it hit the market last month having been purchased out of foreclosure for $450,000 in 2011, completely remodeled, and then listed for $1,195,000: "The rafters have been exposed, the heat is now radiant through concrete and cork floors, and there's an excellent use of space (and light) throughout."

330%20Banks%20Living%202013.jpg

Posted by socketadmin at 4:00 PM | Permalink | Comments (23) | (email story)

November 12, 2013

The Contemporary Renovation And Return Of 1612 Church Street

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

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

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

1612%20Church%20Street%20Before.jpg

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

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

October 31, 2013

Nearly Sea Cliff Contemporary: Before And After With Golden Views

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

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

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

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

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Click the new floor plan above to enlarge.

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

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

October 29, 2013

Before And After On Dolores Street: A Modern Makeover

1632%20Dolores%202012.jpg

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

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The kitchen within 1632 Dolores Street before and after:

1632%20Dolores%20Kitchen.jpg

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

1632%20Dolores%20Living.jpg

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

1632%20Dolores%20Master%20Bath.jpg

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

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

October 25, 2013

Destined For Dwell(ing) In Bernal Heights

330%20Banks%202011.jpg

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

330%20Banks%202013.jpg

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

330%20Banks%20Living%202013.jpg

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

330%20Banks%20Bedroom%202013.jpg

And behind.

330%20Banks%20Behind%202013.jpg

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

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

October 24, 2013

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

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

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

1024%20Shrader%20Kitchen.jpg

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

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

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

October 15, 2013

Pushback In Pacific Heights

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

1915%20Sacramento%20Kitchen.jpg

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

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

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

October 11, 2013

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

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

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

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The main floor before:

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And the main floor after:

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

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

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

October 10, 2013

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

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

2755%20Fillmore%20Kitchen%202013.jpg

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

2755%20Fillmore%20Bedroom%202013.jpg

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

2755%20Fillmore%20Spa%202013.jpg

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

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

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

September 23, 2013

A Classic San Francisco Georgian Returns A Little Less Gilded Inside

2090%20Vallejo%202013.jpg

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

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

2090%20Vallejo%20Dining%202007.jpg

The less gilded and lavish dining room today:

2090%20Vallejo%20Dining%202013.jpg

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

2090%20Vallejo%20Living%202013.jpg

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

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

September 20, 2013

Hidden Behind A Neo-Gothic Façade On Hyde Street

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

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

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

2430%20Hyde%20Bedroom%202.jpg

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

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

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

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

September 18, 2013

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

1688 Dolores

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

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

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

1688%20Dolores%20Living.jpg

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

1688%20Dolores%20Kitchen.jpg

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

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

September 13, 2013

A New Yorker's "Pied-A-Terre" Joins Our Million Dollar Cut Club

2666 Broadway

A New York based Internet entrepreneur paid $4.7 million for the William Wurster-designed house at 2666 Broadway in 2011, and according to the Wall Street Journal, he then spent "about four times what he was quoted" on a one-year remodel of the home which once belonged to Evelyn and Walter Haas, having "bought the house because his daughter was planning to go to school in San Francisco."

With his daughter’s plans having changed, the property was listed for $11,250,000 or $2,271 per square foot this past March, touting "Modernist Design with Distinctive Artisan Finishes."

2666%20Broadway%20Kitchen.jpg

Having just dropped the asking price for the Pacific Heights home to $10,250,000, the listing can now tout its membership in our "Million Dollar Cut Club" as well.

Comments: Modernist Design And A Deconstructed Fireplace For $2,271 Per Foot [SocketSite]

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

September 11, 2013

A Former Grand Fixer Comes Roaring Back In Pacific Heights

3150%20Jackson.jpg

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

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

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There's marble in them there baths.

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

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

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

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

September 5, 2013

A Redevelopment Home Run (With An Asterisk)

2827%20Greenwich%20Living.jpg

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

Listed for $5,945,000, the sale of 2827 Greenwich closed escrow yesterday with a reported contract price of $5,700,000.

While a dwelling unit merger wasn't approved for the redevelopment of the property, the "au pair/ guest suite and separate kitchenette" on the ground floor appears to have passed inspection as a separate unit but has since been merged for all intents and purposes.

Contemporary Cow Hollow Redevelopment And Design On Greenwich [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (2) | (email story)

August 19, 2013

Before And After Atop Nob Hill (And Reduced)

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

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

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

The living room before and after:

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

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

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

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

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

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

August 15, 2013

Making The Most Of 520 Square Feet

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

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

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

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

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

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

August 14, 2013

Eureka Valley Contemporized

392-394%20Eureka%20Before.jpg

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

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

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

392%20Eureka%20Deck.jpg

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

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

August 8, 2013

A Noe Valley Transformation: From Traditional To Tech

824%20Douglass%20Kitchen%202013.jpg

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

824%20Douglass%20Kitchen%202010.jpg

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

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

And then there’s the all new master bath:

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

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

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

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

August 5, 2013

Strand Renovation Set For September Start, Reopening In 2015

The Strand Theater

With permits in place, ACT's renovation of the old Strand Theater at 1127 Market Street is slated to get started this September, re-opening in January 2015.

Strand%20Theater%20Rendering.jpg

And as we first reported last week, MacFarlane Partners is moving forward with plans for a 12-story building with 150 apartments on the vacant lot next door.

Posted by socketadmin at 2:00 PM | Permalink | Comments (11) | (email story)

July 31, 2013

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

2400%20Vallejo.jpg

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

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

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

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

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

July 29, 2013

Patio Cafe Ready For Reopening Following Decade Long Delay

531-541%20Castro%20Street.jpg

Having operated on Castro Street since the 1960’s, the Patio Café was purchased by Les Natali in 1989. In 1992, the patio at the rear of the property was enclosed and a retractable roof was installed over the dining area (click floor plans to enlarge).

In 1999, the Patio Café was closed for remodeling and to correct a number of code violations and the Café has remained closed ever since.

While the remodeling and expansion of the Patio Café into two of the former retail spaces which front its location at 531 Castro Street have been completed since 2012, the permit for the Café’s expansion was approved in error and Natali's application to reopen the remodeled restaurant was denied.

This week, San Francisco’s Planning Commission is slated to authorize the use of the expanded space for the Patio Café. And if authorized, the Café intends to reopen "very soon" and without another decade-long delay.

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

July 26, 2013

Victorians Gone Contemporary: Before And After On Sanchez

1402%20Sanchez%20Before.jpg

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

1402%20Sanchez%202013.jpg

The interior has gone the contemporary route.

1402%20Sanchez%20Living.jpg

Complete with an open floor plan glass framed staircase:

1402%20Sanchez%20Stairs.jpg

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

1402%20Sanchez%20Decks.jpg

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

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

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

July 24, 2013

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

2424%20Jones%20Master%20Bed.jpg

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

2424%20Jones%20Master%20Bed%20Deck.jpg

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

2424%20Jones%20Living.jpg

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

2424%20Jones%20Kitchen.jpg

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

2424%20Jones%20Guest.jpg

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

2424%20Jones%20Deck.jpg

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

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

July 16, 2013

Before And After, Inside And Out

313%20Duncan%20Before%20and%20After%20Kitchen.jpg

While not nearly as dramatic as its original transformation, having been remodeled a bit following its purchase for $2,400,000 in 2009, keep in mind that the resale of the "Home Tweet Home" at 313 Duncan won't be perfectly "apples-to-apples" when it comes to measuring appreciation.

313%20Duncan%20Before%20and%20After%20Back.jpg

Posted by socketadmin at 6:00 PM | Permalink | Comments (7) | (email story)

Infamous San Francisco Permit Expediter Facing 232 Felony Counts

Jimmy Jen, the infamous San Francisco building permit "expediter" who was arrested in 2010 on suspicion of forging the signatures and stamps of two licensed engineers for nearly 100 construction projects in the city will face trial on 232 felony counts:

According to prosecutors, Jen, an engineer himself who wasn't always licensed, was often hired by the owners of single-family homes to expedite The City's permitting process. Rather than hiring a licensed engineer to review their construction projects, he allegedly impersonated unwitting engineers.
The construction projects affected were mostly residential, but also included the complete redevelopment of the Alexandria Theater in the Richmond district. Jen's ex-wife, Nancy Jen, was reportedly the largest stakeholder in the theater. Other projects included the expansion of a ground-floor unit in the Mission and the replacement of a foundation in Presidio Heights, prosecutors said.

At the time of Jen’s arrest, none of the projects for which Jen had forged a signature had been found to be problematic according to Department of Building Inspection. And once again, expect those who employed the "expediter" to feign ignorance of any possible wrongdoings.

Some Janky Jenky Dealings Within The DBI And Developer Community [SocketSite]
Engineer accused of forging building documents heads to trial [Examiner]

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

July 11, 2013

A Modern Edwardian Makeover And Urban Hayloft Barn And

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

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

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

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

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

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

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June 20, 2013

Buyers Beware, Especially If Sellers Disclose

From the Chronicle with respect to flipping homes with unpermitted work:

"A seller has the express obligation to disclose where there is any work that was not permitted as part of the transfer disclosure statement that is statutorily required in every sale of a one- to four-unit property in California," [Jeff Lerman, a real estate lawyer in San Rafael] said. Sellers who fail to disclose unpermitted work leave themselves open to fraud claims by the new buyer.
A new owner who knowingly buys a property with unpermitted work "is responsible for any code violations should a complaint be made and an inspector find work without permit," said William Strawn, a spokesman for the San Francisco Department of Building Inspection. "The new owner would then be responsible for obtaining the permits to legalize the earlier work."

And remember, work beyond the scope of a permit can be as problematic as no permit at all.

House flippers often skip city permits [San Francisco Chronicle]
What’s The Right Way To Rat Out A Neighbor And Report Illegal Work? [SocketSite]
How To (Illegally) Turn A Powder Room Into A "Legal" Full Bath [SocketSite]
Unpermitted Work? Pshaw! What’s The Worst That Could Happen? [SocketSite]

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June 19, 2013

Ferry Terminal Improvements: Function, Efficiency, And Visual Fit

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The proposed expansion and improvement of San Francisco’s Ferry Terminal includes three new berthing facilities, new covered passenger queuing areas, and a new public Embarcadero Plaza located between the Ferry and Agriculture buildings, infilling the existing lagoon (click to enlarge).

San Francisco’s Historic Preservation Commission (HPC) will hold a public meeting on the project and provide their comments on the proposed Ferry Terminal project this afternoon.

The HPC is slated to generally support the designs for the new Embarcadero Plaza and berthing facilities, but they’re not too keen on the proposed photovoltaic canopies, questioning their function, efficiency, and visual fit with the Ferry Building.

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The Commission's reaction and draft response to the proposed canopies, a position which should be formalized this afternoon:

The HPC concurs with the recommendations to refine the design of the new canopies and eliminate the canopy extending in front of the north façade of the Ferry Building. Overall, the HPC finds that the design of the new canopies should be refined to better relate to the adjacent historic resources and the surrounding historic district.
Specifically, the HPC questioned the function and efficiency of the new photovoltaic panels on the canopies given their location and orientation. Further, the HPC found that the new canopy design would not appear to sufficiently shield passengers from wind and rain, due to the current design’s height and upslope.
In addition, the HPC commented on the number of canopies and their impact upon the view of the Ferry Building and the San Francisco Bay. The HPC questioned the number of varying design expressions introduced into the area, which would be caused by the new photovoltaic canopies in combination with the existing East Bayside Promenade, entry portals to the new berthing facilities, and other existing site elements.
The HPC also requested additional information on the queue time for the various ferry terminals and the justification for permanent canopies. The HPC questioned whether the destinations with longer queues could be moved to one of the other berthing facilities with longer canopy elements. Ultimately, the HPC found that the current design is not compatible with the surrounding historic resources, and would impact the visual setting of the Ferry Building.

With seven new routes and ferry service from downtown San Francisco to Berkeley, Richmond, Treasure Island, Hercules, Martinez, Antioch and Redwood City planed to be introduced between 2014 and 2030, San Francisco's ferry terminal will serve a projected 32,000 riders per weekday by 2035, up from around 10,000 passengers across six ferry routes today.

The Plans To Expand San Francisco's Ferry Terminal And Service [SocketSite]
The Need And Numbers For San Francisco's Ferry Terminal Expansion [SocketSite]

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June 17, 2013

Before, After, Inside And Behind A Noe Valley Transformation

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

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

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33%20Fountain%20Kitchen.jpg

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

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June 6, 2013

Touched Up In Twin Peaks

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

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

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

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

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

May 29, 2013

We Can Rebuild Her: Better, Stronger, And Sold For Nine Million More

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As we first highlighted last month, the old Queen Anne at 2504 Jackson Street traded for $3,650,000 two years ago. Having since been taken down to the studs and rebuilt "piece by piece, system by system, from the foundation to the roof," the now 7,260 square foot Pacific Heights home returned to the market 33 days ago listed for $13,750,000.

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And today, the sale of 2504 Jackson Street closed escrow with a reported contract price of $13,000,000. While "under asking," call it roughly $1,791 per rebuilt square foot.

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

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May 23, 2013

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

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Purchased for $890,000 six months ago having been listed as a fixer for $895,000 with four bedrooms and 2,332 square feet, the Miraloma Park home at 535 Teresita Boulevard has returned to the market as a renovated five-bedroom home with 3,184 square feet.

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A few pros, cons, and "eye catchers" for the property by way of a plugged-in Miraloma Park homeowner who has taken a tour and is keeping a close eye on the listing:

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Pros: Newly renovated; 5 bedrooms, some en-suite; large family room; good for entertaining with easy access to level back yard; attractive landscaping; close to transportation – freeways and public transit; decent Bay and downtown views.
Cons: Relatively small kitchen, bedrooms, living room and dining room for a five-bedroom home; limited storage in the kitchen and one-car garage; questionable remodeling choices (vinyl windows, front steps, cable deck railing on a Tudor House); busy street.
Eye Catchers (flashy, but only an asset if they are what you are looking for): Pot filler over the stove; wet bar and "wine cellar."

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The most expensive Miraloma Park home sale to date is 321 Marietta Drive which sold for $1,488,000 in early 2009 with five bedrooms and 4,170 square feet. The asking price for the remodeled 535 Teresita Boulevard is $1,699,000.

And of course, as 535 Teresita looked before the remodel:

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

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May 17, 2013

How A Noe Valley Trophy House And Neighborhood Median Grow

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Having sold for $1,252,000 in April of 2007, the 992 square foot pre-war Noe Valley home at 739 27th Street resold to a contractor for $1,150,000 this past August.

With approved plans to officially "remodel and expand" the Westlake modern style home (moving the garage, adding a story, and building into the rear yard), according to a plugged-in tipster, the demolition commences today.

Also according to our tipster, the plan for 739 27th Street includes new view suites, an elevator, a wine cellar, and a three car garage with the developer shooting for a sale price of over $4 million when the "trophy house with a view" is finished.

And that's exactly how a median price can grow despite an apples-to-apples decline.

San Francisco Home Sales Well Above Average In April [SocketSite]

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May 16, 2013

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

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

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

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

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

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

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

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May 13, 2013

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

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

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

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

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

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

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

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

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

May 7, 2013

Hidden Behind Two Garages And An LLC On Liberty Hill

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Quietly purchased "off the market" for $3,000,000 last year, Feldman Architecture has been engaged to redesign, expand and renovate the 1,420 square foot Liberty Hill home hidden behind the two single-car garages at 3660 21st Street:

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Per the permits which have yet to be approved, the estimated cost for the project is $1,100,000 which is likely less than the total budget and includes combining the two garages into one for two cars.

The required variances and CEQA exemption to avoid a lengthy environmental review, but not necessarily a neighbor's appeal, have yet to be approved for the project as well.

UPDATE: While Mark Zuckerberg's name has been dropped in connection to the 3660 21st Street property, and the only listed officer of the 3660 21st Street LLC (the buyer of record) is the same as for the 1456 Edgewood Drive LLC (the buyer of record for Zuckerberg's property down in Palo Alto), Feldman Architecture has "definitively confirm[ed] that the client at 3660 21st St. is not Mark Zuckerberg."

We'll note that the listed officer for the 3660 21st Street LLC is also the listed officer for the 830 Cdm LLC, the buyer of record for Jack Dorsey's property at 830 El Camino Del Mar, and 110 Freelon Holdings LLC, the buyer of record for another San Francisco property which has been conected to another early Facebook man.

Supervisor Showdown: Wiener Versus Kim, CEQA, And Waste [SocketSite]

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May 2, 2013

Architectural Inspiration: Fulton Street Ninety Years Ago And Today

1164 Fulton Street

As we reported earlier this week, the buyer of the Alamo Square building at 1164 Fulton Street has proposed a restoration of the building's façade, taking cues from surviving architectural elements and a historic photograph of Fulton Street in the 1920's.

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A plugged-in tipster has since delivered the aforementioned historic photograph.

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And according to our tipster, while the garage at 1164 Fulton Street will remain, the plan is to bring back the grand stairs to the street as part of the restoration as well.

Making Money On The Buy (And Perhaps The Possession As Well) [SocketSite]

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May 1, 2013

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

33 Valley 2013

Purchased as a vacant two-unit building for $810,000 in 2010 with 1,936 listed square feet at the time, 33 Valley Street has just returned to the market as a "contemporary Noe residence" for $2,995,000 with 4,195 square feet and four floors behind the old façade.

33 Valley

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

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The five bedroom count includes an in-law on the first floor, a bedroom on the second, and three on the fourth with a terrace off the master suite overlooking the street.

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∙ Listing: 33 Valley (5/4.5) 4,195 sqft - $2,995,000 | Floor Plans [33valley.com]
A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]

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April 26, 2013

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

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

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

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

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

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

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

April 22, 2013

Successfully Fixed Or Flipped: You Make The Call

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As we wrote about the return of 3917 18th to the market over in Eureka Valley last month:

Listed for $750,000 last June in need of some TLC but "not a fixer," the 1,142 square foot single-family home at 3917 18th Street sold for $900,000 last July.
Since power-washed and remodeled at an estimated cost of $91,000 per the permits (new fixtures, appliances, cabinets and furnace), the three bedroom home has just returned to the market as a "remodeled brown shingled Italianate home proudly situated in the Castro" for $1,095,000 and touting a "magnificent gourmet kitchen."

The sale of 3917 18th Street closed escrow on Friday with a reported contract price of $1,160,000, we'll let you decide whether it was successfully fixed or flipped.

Flipping (Not Fixing) Over In Eureka Valley [SocketSite]

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April 10, 2013

Over Asking On Noe And Understanding The Potential Demand

As plugged-in people knew to expect, the sale of 912 Noe Street has closed escrow with a reported contract price of $1,610,000, officially 34 percent over list price for the 1,592 square foot Noe Valley property with "tons of expansion potential."

As we noted in February following the sale of 891 Noe for $1,585,000, another Noe property with "tons of potential" that had been listed for $1,149,000: if you're wondering what's likely in store for 891 and 912 Noe, here's a hint as to why these types of properties are being bid up and why we chose our headline for our piece on number 912.

Bought as a small two-bedroom for $880,000 in 2009, 1436 Sanchez sold for $2,950,000 last month having been redesigned and rebuilt as a contemporary five-bedroom LEED Platinum home.

We’ll let you know when the plans are drawn and the permits are pulled for 912 Noe.

Will Any Rare And Coveted Architectural Details Survive? [SocketSite]
A Noe Valley Victorian Aims To Be SF's Eighth LEED Platinum Home [SocketSite]

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April 9, 2013

See Supervisor Kim Introduce Competing CEQA Legislation

With a hearing for Supervisor Wiener's proposed California Environmental Quality Act (CEQA) reform legislation having been delayed by at least another two weeks, Supervisor Kim is set to formally introduce her competing legislation to the Board this afternoon.

The major points of contention between the two proposed pieces of legislation: the process for notifying the public about a project; the timeline for appealing a project’s clearance to move forward; and exemptions from environmental review.

With Supervisors Chiu, Kim and Wiener comprising the Board of Supervisors Land Use Committee, and a majority vote neeed for either of the competing pieces of legislation to be heard by the full Board, Supervisor Chiu wields the key swing vote.

Supervisor Showdown: Wiener Versus Kim, CEQA, And Waste [SocketSite]

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April 8, 2013

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

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

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

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

March 28, 2013

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

2666 Broadway

Originally designed by William Wurster and purchased in great shape for $4,700,000 in November of 2011, the Pacific Heights home at 2666 Broadway has been rebuilt over the past sixteen months and has just returned to the market touting "Modernist Design with Distinctive Artisan Finishes," priced at $11,250,000 ($2,271 per square foot).

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The Oak floors were imported from Germany, the glass enclosed pantry features its own delicatessen refrigerator, and the top floor features a newly "deconstructed" fireplace:

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And speaking of artisan finishes, other than the powder room which is walled in American Oak planks, the bathroom walls are finished in Tadelakt, a nearly waterproof lime plaster and the traditional coating of the hammams and bathrooms of the riads in Morocco.

2666%20Broadway%20Bath.jpg

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

2666 Broadway Floor Plans

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

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March 27, 2013

Plans To Double The Square Footage By Way Of A Two Foot Rise

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Speaking of variances and plans to raise the roof, the buyer of the 1,170 square foot two-bedroom house at 105 Hoffman over is seeking permission to raise the Noe Valley property two feet and build an all-new first floor with garage underneath.

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In addition to the garage for one car, the expansion would add two new bedrooms, a new bathroom, and a laundry room to the house. Click on the proposed plans to enlarge and see how it's all proposed to be done:

The project would also reconfigure the existing kitchen and rooms on the main floor.

No word on the fate of the vintage O’Keefe & Merritt stove.

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Already extending 10 feet into the required 34 foot rear yard, the proposed height increase and first floor expansion will require a variance to proceed, a variance which was slated to be decided upon today. The property was purchased for $880,000 last year.

Trying To Raise The Roof And Make Room For A Restaurant To Rise [SocketSite]

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March 25, 2013

Contemporary Bernal Heights: An Architect's Efficient New Home

285 Nevada Facade

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

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

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

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

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

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

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

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

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

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March 22, 2013

Who’s Got Next?

Built in the 1900’s, the roof of the over 5,000 square foot Victorian at 2131 Divisadero was raised four feet in 2004, the interior remodeled and selectively restored in 2006.

The five-bedroom with a legal in-law below has just hit the market listed for $4,495,000.

And with a 4,928 square foot lot, there’s a lawn, patio with built-in BBQ, and a sports court outfitted with a hoop out back.

∙ Listing: 2131 Divisadero Street (5/4) - $4,495,000 [via Redfin]

Posted by socketadmin at 11:15 AM | Permalink | Comments (4) | (email story)

March 19, 2013

Supervisor Showdown: Wiener Versus Kim, CEQA, And Waste

The California Environmental Quality Act (CEQA) is a State statue established in 1970 which requires local public agencies to provide analysis and disclosure of possible environmental impacts prior to the approval of building permits.

Exemptions from analysis can be granted for minor projects, saving much time and money, but those exemptions can be appealed as can any findings of no environmental impact (a "negative declaration"), an appeal process which is ill-defined and costly, a favorite tool of both concerned citizens and NIMBYs alike.

Having spent months writing and re-writing proposed legislation to establish a set 20 day windows for filing appeals and clarifying the process, Supervisor Wiener’s proposed legislation was approved by San Francisco’s Planning Commission and seemed ready for a Board of Supervisors vote. And then Supervisor Kim introduced a competing bill.

Directly from Supervisor Wiener’s office:

On March 12, Supervisor Jane Kim introduced separate, alternative CEQA legislation. The legislation was not drafted by the City Attorney nor approved as to form by the City Attorney. The Planning Department did not participate in the legislation, did not provide feedback on it, and was not aware of the legislation before it was introduced.
While Supervisor Wiener welcomes any of his colleagues to participate in this important process, unfortunately, Supervisor Kim’s legislation is exactly the opposite of Supervisor Wiener’s legislation. Instead of creating a clearer and more predictable process, it will make the CEQA process even worse than it is today: longer, more expensive, more cumbersome, more bureaucratic, and less predictable.

A few examples from Wiener's Office with respect to the "negative changes" that would result if Supervisor Kim’s legislation is adopted:

Every project on every building 50 years or older – nearly 3/4 of San Francisco’s building stock – would no longer be eligible for a CEQA Categorical Exemption stamp (often issued over the counter in a matter of hours) for a minor change, such as changing a window, replacing a rotted out handrail, or replacing a failing roof. Instead, any and all such projects will be required to get a “Categorical Exemption Certificate,” which is a detailed report that can take 3-6 months to issue and currently costs $5,000, as opposed to several hundred dollars for a Categorical Exemption stamp.
This change would effectively mean that over the counter permits would no longer be an option for buildings 50 years or older, more than 3/4 of buildings in San Francisco.
Similarly, all projects in parks and “open space,” which is a very broad term, would require the same 3-6 month and $5,000 certificate instead of the current Categorical Exemption stamp. This would dramatically increase the time and cost associated with even small park and open space projects, like rehabilitating playground structures, adding benches, and planting trees on road medians.

In addition, under Kim's bill every negative declaration for a park, open space, or building greater than 50 years old would be required to be considered by both the Historic Preservation Commission and the Planning Commission. Currently, negative declarations are only considered by the Planning Commission and only if an appeal is filed.

Posted by socketadmin at 3:00 PM | Permalink | Comments (34) | (email story)

March 18, 2013

Fixed Up, Taken Down, And Back On The Market In The Mission

Purchased as a vacant fixer with two large one-bedroom units for $725,000 seven months ago, the two-unit building at 2473-2475 Bryant Street has since been remodeled and returned to the market as two modern two-bedroom TIC units with two car parking a piece.

While the lower unit which was listed for $789,000 two months ago sold for $775,000 last week, the upper unit has just hit the market listed for $899,000, likely delayed as an illegally built penthouse addition was hastily removed and replaced with an access hatch to the artfully worded "landscaped rooftop garden that boasts a gourmet mini-kitchen & state of the art built-in BBQ" following an anonymous complaint in January.

In addition to the interior remodeling of the building, the foundation was upgraded and seismically strengthened at permitted cost of $200,000.

∙ Listing: 2473 Bryant Street (2/1) - $899,000 (TIC) [via Redfin]

Posted by socketadmin at 3:00 PM | Permalink | Comments (7) | (email story)

Nearly 60,000 Rentals In SF Are Currently Vulnerable To Collapse

On the agenda for the Board of Supervisors Land Use and Economic Development Committee this afternoon, the proposed Mandatory Seismic Retrofit Program for wood-frame buildings with three or more stories and five or more dwelling units constructed prior to January 1, 1978, of which there are approximately 4,300 in San Francisco and at least 2,800 of which have been deemed "vulnerable" to seismic activity. The vulnerable buildings house nearly 60,000 people and 2,000 businesses.

Buildings constructed after January 1, 1978 in San Francisco are considered to have been designed to meet a life safety standard for a magnitude 7.9 quake on a nearby segment of the San Andreas Fault or similar, an event which has a two percent chance of occurring in any 50-year period.

As it stands, a magnitude 7.2 earthquake on a nearby segment of the San Andreas Fault would likely render 1,200 to 2,400 of the 2,800 vulnerable multi-unit buildings in San Francisco uninhabitable. An estimated 300 to 850 of the buildings would likely collapse.

As proposed, the Retrofit Program would roll-out over a seven year period. Opposing the Program, a number of building owners who have deemed the program "a complete travesty and unlawful control of property owners," preferring to roll the dice with their buildings' and tenants' well-being rather than "spend $100,000 on shinny new metal" to meet the life safety standard established in the 1970's.

Proposed Mandatory Seismic Retrofit Program Ordinance [sfbos.org]

Posted by socketadmin at 1:00 AM | Permalink | Comments (42) | (email story)

March 7, 2013

Truly Gourmet And Rather Magnificent On Russian Hill

1050%20Filbert%20Living.jpg

While words like "chefs" and "gourmet" and "magnificent" are all too liberally thrown about, there are times when a listing is actually understated.

1050%20Filbert%20Kitchen.jpg

Hidden behind its two car garage, 1050 Filbert was remodeled in 2004. And while neither "gourmet" nor "magnificent" are mentioned in its listing, they are deserved:

1050%20Filbert%20Kitchen%20and%20Entry.jpg

Credit Robert A.M. Stern Architects for the design and Ryan for the construction.

1050%20Filbert%20Pantry.jpg

∙ Listing: 1050 Filbert (3/3.5) - $4,700,000 [1050filbert.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (20) | (email story)

Flipping (Not Fixing) Over In Eureka Valley

3917%2018th%20Street%20Before%20and%20After.jpg

Listed for $750,000 last June in need of some TLC but "not a fixer," the 1,142 square foot single-family home at 3917 18th Street sold for $900,000 last July.

Since power-washed and remodeled at an estimated cost of $91,000 per the permits (new fixtures, appliances, cabinets and furnace), the three bedroom home has just returned to the market as a "remodeled brown shingled Italianate home proudly situated in the Castro" for $1,095,000 and touting a "magnificent gourmet kitchen."

∙ Listing: 3917 18th Street (3/2) 1,142 sqft - $1,095,000 [via Redfin]

Posted by socketadmin at 1:00 PM | Permalink | Comments (22) | (email story)

March 5, 2013

Re-Designed For Today's Tastes (And Prices) In Pacific Heights

2340%20Washington.jpg

Built in 1906, the Pacific Heights home at 2340 Washington has just been renovated from the ground up. While originally priced and offered at $9,500,000, the property has just been listed for $8,900,000 touting "designer features and finishes for today's living."

2340%20Washington%20Kitchen.jpg

The quick count for 2340 Washington Street: One clean kitchen, two family rooms, three fireplaces, four stories, five bedrooms, and six and one-half baths.

2340%20Washington%20Bath.jpg

And of course, there's the requisite fire pit out back:

2340%20Washington%20Deck.jpg

∙ Listing: 2340 Washington (5/6.5) - $8,900,000 [2340washington.com]

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

March 1, 2013

Industrial Chic And A Storied Past In Cow Hollow

2151%20Green%20Landing%202013.jpg

Purchased out of foreclosure for $3,066,001 in 2009 having been listed for $10,950,000 in 2008, the storied Cow Hollow home at 2151 Green Street has since been completely rebuilt and remodeled and has just returned to the market as an "industrial chic home" with 6,733 chic square feet for which they're asking $9,950,000 in 2013.

2151%20Green%20Kitchen%202013.jpg

In addition to dual sinks and showers, the master bath now features a soaking tub with ceiling mounted filler spilling the water over ten feet to the tub.

2151%20Green%20Bath%202013.jpg

On the lower level a new spa, temperature controlled wine room, theater and workout room with an obligatory ballet bar and mirror have been built:

2151%20Green%20Theater%202013.jpg

And on the roof, there's now a deck with built-in barbeque, fire pit and big bay views.

2151%20Green%20Roof%202013.jpg

Construction on the new home on the formerly attached lot at 2157 Greet Street continues to make progress having been purchased by the same developer as 2151 Green Street for $3,700,000 in 2009 (versus marketed for $24,500,000 in 2008 including construction).

∙ Listing: 2151 Green Street (5/5.5) 6,733 sqft - $9,950,000 [2151green.com]
The 2151 Green Street Scoop: Wait For It… [SocketSite]
But Hey, $550,000 Is Simply A Rounding Error To A Proper Industrialist [SocketSite]
Sold Together For $9M in '07, Purchased Apart For $6,766,001 In '09 [SocketSite]
The Scoop On 2157 Green Street (Could You See The Foreshadowing?) [SocketSite]

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

February 28, 2013

A Noe Valley Victorian Aims To Be SF's Eighth LEED Platinum Home

1436%20Sanchez%20Living.jpg

Built in 1903 and having recently sat vacant for half a decade, the three-story Noe Valley Victorian at 1436 Sanchez Street was purchased for $880,000 in 2009 and has since been rebuilt as a contemporary home targeting LEED Platinum certification, the eighth single-family LEED Platinum home in San Francisco if so certified.

1436%20Sanchez%20Kitchen.jpg

Bought as an uninsulated two-bedroom home with one bath, 1436 Sanchez now sports five bedrooms and three and one-half baths across an updated floor plan designed by eco+historical and Feldman Architecture with easy access to the outdoors:

1436%20Sanchez%20Dining.jpg

While not yet listed, 1436 Sanchez is about to hit the market for $2,695,000.

1436%20Sanchez%20Rear%20Facade.jpg

Other features of the rebuilt home include a solar system and new roof deck, a gray water system for the garden, and a man cave (or Au Pair unit) on the lower floor.

1436%20Sanchez%20Lower%20Level.jpg

An nice overview of the project and process was chronicled on eco+historical's site.

∙ Listing: 1436 Sanchez Street (5/3.5) - $2,695,000 [1436sanchez.com]
∙ Project: 1436 Sanchez Street [eco+historical]

Posted by socketadmin at 12:45 PM | Permalink | Comments (57) | (email story)

February 26, 2013

The Undisclosed Address And History For This $24.8M Bachelor Pad

2820%20Scott%20Street%202013.jpg

While listed with its "Address Withheld By Seller," or "Undisclosed," plugged-in people should recognize the seven bedroom Pacific Heights Italianate mansion that has just returned to the MLS at $24,800,000 as 2820 Scott Street, the 2008 Decorator Showcase.

2820 Scott Street: Mezzanine with Tiffany skylight

A boarding house prior to being purchased by the Paige family (think Paige Glass) in December 2005 for "much less" than its list price of $8,500,000, the 16,000 square foot property has since undergone a major renovation, remodeling, and re-decorating.

2820%20Scott%20Street%20Kitchen.jpg

Unofficially asking $29,500,000 at the time of its Showcasing in 2008, a few months later it was officially listed for $27,500,000 and quickly reduced to $19,975,000 that September. Withdrawn from the market in December of 2008 having failed to find a buyer, 2820 Scott Street became the bachelor pad for the Paige's then 38-year-old son.

And while the views from within might be limited, the views from the roof deck are not:

2820 Scott Street: Roof Deck

∙ Listing: "Undisclosed" (7/9.5) 16,000 sqft - $24,800,000 [via Redfin]
The SocketSite Scoop On 2820 Scott: 2008 Decorator Showcase House [SocketSite]
From Our Word On The Street To Officially On The Market: 2820 Scott [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (8) | (email story)

February 20, 2013

A Mediterranean Makeover And A New Electric Versus Gas Stove

49%20Divisadero%20Before.jpg

Purchased for $1,995,000 in August of 2010 having sold for $2,000,000 in 2005, the Spanish Mediterranean bones of 49 Divisadero Street have since been made-over.

49%20Divisadero%20After.jpg

A bedroom and bath have been added, at least to the new listing for $2,750,000, and the existing baths were remodeled, the master of which features radiant heated floors.

49%20Divisadero%20Bathroom.jpg

The kitchen which had been sporting a Viking gas range and granite countertops now features a Gaggenau electric cooktop, marble counters, and access to the patio:

49%20Divisadero%20Kitchen%20After.jpg

As the kitchen looked before:

49%20Divisadero%20Kitchen%20Before.jpg

Perhaps it's time to revist our Gas Versus Electric In The Kitchen smackdown.

∙ Listing: 49 Divisadero (4/4) - $2,750,000 [zephyrsf.com]
A SocketSite Smackdown: Gas Versus Electric In The Kitchen [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (19) | (email story)

The Circle Of Life On Buena Vista Avenue Continues

615 Buena Vista Avenue

As we first wrote about 615 Buena Vista Avenue back in 2008:

615 Buena Vista Avenue was born a single-family home in 1906; was chopped up into a five unit building and sold as such for $3,500,000 in 2006; and is now back to being billed as a single-family residence plus "legal" one-bedroom on the lower level.
We’re big fans of the Arts and Crafts exterior, and equally so of the beautifully modern Haus Martin next door (a fantastic juxtaposition which we wish more would embrace).

On the market for $3,895,000 at the time, 615 Buena Vista sold for $3,706,666 that June.

615%20Buena%20Vista%20Avenue%20Living.jpg

Having since been remodeled a bit but still without a garage, the six-bedroom home with "au pair quarters on the lower level" has quietly been on the market for a month asking $5,500,000 with a two-level "pent-room" above and room to remodel even more:

615%20Buena%20Vista%20Avenue%20Pent-room.jpg

∙ Listing: 615 Buena Vista Ave (6/5) - $5,500,000 [615bv.com]
The Circle Of Life: From One To Five And Back Again (615 Buena Vista) [SocketSite]
Haus Martin And Cass Calder Smith Architecture [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (13) | (email story)

February 15, 2013

An Eleven Million Dollar Mansion Is Under Wraps Above The Haight

181 Buena Vista Avenue East (www.SocketSite.com)

Former United States Ambassador James Hormel quietly sold his 8,000 square foot San Francisco mansion at 181 Buena Vista Avenue East for $7,200,000 early last year.

While Hormel extensively remodeled and expanded the Buena Vista mansion which sits on a massive 13,555 square foot lot in the late 1980’s, the home is now undergoing a complete interior transformation led by Butler Armsden Architects.

181 Buena Vista Avenue East Aerial

And while the cost of the renovation per the building permits totals $775,000, rumor has it that the budget for the project is actually closer to $4 million, a budget which might include the 24 hour security detail that has been trying to keep the renovation under wraps.

With respect to the new owner of 181 Buena Vista Avenue East, according to our sources that would be the co-founder of Pivotal Labs which was acquired by EMC in an all cash deal two months before the pad was purchased in an all cash deal as well.

Posted by socketadmin at 2:30 PM | Permalink | Comments (15) | (email story)

February 14, 2013

If You're Looking For A Last Minute Victorian Valentine…

21 Buena Vista Avenue 2013

Following a month on the market listed for $6,500,000, the asking price for the 8,229 square foot Victorian at 21 Buena Vista Avenue was reduced to $5,900,000 this morning.

The lovingly renovated home was purchased for $3,875,000 in December of 2007 and offered for rent at $17,500 a month in 2009. And speaking of love, if you still haven’t figured out what to get that special someone, perhaps a Victorian Valentine is in order.

Comments: The Witches Hat (21 Buena Vista Avenue) Is Back [SocketSite]

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

Removed From The Roof Deck And MLS Over On Potrero Hill

901%20De%20Haro%20After.jpg

Listed for $3,450,000 last November having been rebuilt and expanded with an elevator that now connects the modern four-level home, in January the list price for 901 De Haro Street was reduced to $3,250,000. Yesterday, the listing for the four-bedroom Potrero Hill property was removed from the MLS after 100 days on the market without a reported sale.

901%20De%20Haro%20Interior.jpg

And if a plugged-in reader is correct, also removed prior to its listing was an outdoor kitchen on the roof deck which wasn’t included in the approved plans and permits. An anonymous complaint had been filed last March. All comments on our original post.

Before And After, Inside And Out: 901 De Haro On Potrero Hill [SocketSite]
What’s The Right Way To Rat Out A Neighbor And Report Illegal Work? [SocketSite]

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

February 12, 2013

An Unofficial Million Dollar Reduction Over On El Camino Del Mar

738%20El%20Camino%20Del%20Mar.jpg

As we first wrote about the designer home at 738 El Camino Del Mar Avenue last March:

"Purchased for $5,500,000 in early 2008 and then remodeled by Ken Fulk in 2009, the Spanish-Mediterranean Sea Cliff home at 738 El Camino Del Mar Avenue has just returned to the market listed for $6,995,000.

738 El Camino Del Mar Living

Tax records suggest 738 was built as a 4,308 square foot four-bedroom in 1927, but it appears to have since been remodeled as a three. And while there might not be any bridge views today, we'll be lounging by one of the three fireplaces waiting for it to clear."

Reduced to $6,500,000 after six months on the market, the listing for 738 El Camino Del Mar was withdrawn from the MLS without a reported sale in December. Today, the Sea Cliff home is back on the market "as new" having shed over 300 days on the market in terms of industry stats and now listed for $5,995,000, a sale at which would be "at asking."

738 El Camino Del Mar Bedroom

And while listed with three bedrooms last year, it's now listed with four.

∙ Listing: 738 El Camino Del Mar Avenue (4/3.5) - $5,995,000 [sfproperties.com]
¡Ay, Caramba! Nos Gusta Over On El Camino Del Mar [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (8) | (email story)

February 8, 2013

Will Any Rare And Coveted Architectural Details Survive?

The three-bedroom house at 912 Noe Street was built by John Anderson. And according to its listing for $1,199,000, the home has "all the rare and coveted architectural details that one would expect from Noe's most renowned builder/developer of yesteryear."

The listing also casually notes the building has "much deferred maintenance and needs some TLC." And with "tons of expansion potential," we'll let you wager as to how many of the rare and coveted architectural details will survive, here and elsewhere.

∙ Listing: 912 Noe Street (3/1.5) 1,592 sqft - $1,199,000 [via Redfin]

Posted by socketadmin at 10:45 AM | Permalink | Comments (74) | (email story)

A Blue Kitchen, Green Apple, And The Grey Area Below

Purchased for $975,000 in December 2007 and then remodeled, the "mid-century modern" home at 218 Clipper Street last sold for $1,200,000 at the end of 2008.

With three bedrooms and a bath on the main floor, and an unwarranted 400 square feet of living space including a bedroom and bath below, the Noe Valley home is now back on the market and listed for $1,295,000, apples-to-apples style.

∙ Listing: 218 Clipper (3/1) 1,346 sqft - $1,295,000 [via Redfin]
What’s The Right Way To Rat Out A Neighbor And Report Illegal Work? [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (14) | (email story)

February 6, 2013

Having Begged For It, A Modern Makeover And Doubling In Price

2975%20Lake%20Street%20Before.jpg

Purchased for $3,060,000 in October 2011 as a 3,654 square foot, four-bedroom home with decent bones and "begging for a high-end makeover" (and paint job), two weeks later plans to convert the basement of 2975 Lake Street into habitable space, remodel the interior and add a roof deck above were filed for the Sea Cliff home.

2975%20Lake%20Street%20After.jpg

Having since been madeover, 2975 Lake Street has just returned to the market listed for $7,998,000 as a six-bedroom home with six and one-half baths, new rooms and a wine cellar on the lower level, and a roof top terrace above:

2975%20Lake%20Floor%20Plan%20New.jpg

While listed without any square footage, it has been estimated at 6,480 square feet, 2,040 of which is below-grade with 4,440 newly remodeled square feet above.

2975%20Lake%20Street%20Kitchen.jpg

UPDATE: Following our post, the listing for 2975 Lake Street was quickly updated with a hastily taken photo of the property's façade and new new landscaping:

2975%20Lake%20Street%20After%20The%20After.jpg

∙ Listing: 2975 Lake Street (6/6.5) - $7,998,000 [2975lake.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (40) | (email story)

February 5, 2013

There's Now A Fireplace On The 48th Floor

301%20Mission%20%2348B%20Living%20Room.jpg

The Millennium Tower at 301 Mission Street wasn't built with any fireplaces in place, but that didn’t stop the buyer of 301 Mission Street #48B from adding one. Purchased as new for $2,400,000 in February of 2010, the 1,664 square foot Grand Residence on the 48th floor was more or less gutted and rebuilt over the course of a year:

301%20Mission%20%2348B%20Library.jpg

In addition to the new alcohol burning fireplace surrounded by Bamboo granite, the second bedroom was reconfigured as a library with pocket doors to the living room and built-in Macassar Ebony cabinetry, behind which an electronically controlled Murphy bed is hidden.

301%20Mission%20%2348B%20Master%20Bath.jpg

The bathrooms now feature Equator Marble, Pierre Brun limestone and the Global glass wall tiles above. And while not yet officially listed, the corner unit with 11-foot, six-inch windows and some rather spectacular views of the city, bridge and Bay Lights is about to hit the market asking $4,500,000, just over $2,700 per square foot.

301 Mission Street #48B view

Full Disclosure: The listing agent for 301 Mission Street #48B advertises on SocketSite and provided a preview tour of the property but no compensation for this post.

∙ Listing: 301 Mission Street #48B (2/2.5) 1,664 sqft - $4,500,000 [millenniumviews.com]
The Millennium: A Few Things You Might Know (And A Few You Don’t) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (18) | (email story)

The Renovation Of 100 Van Ness And 400 New Rentals Are Underway

100 Van Ness Avenue

With demo work on the interior and exterior of 100 Van Ness Avenue underway, the Emerald Fund has filed a request to reduce the percentage of below market rate units in the building from 15 percent to 12 percent, a change which was principally approved by voters in San Francisco this past November with the passing of Proposition C.

Thanks to a revised curtain wall system, the renovation and re-skinning of the old AAA building will now yield 400 residential apartments over 6,884 square feet of ground floor retail and 112 off-street parking spaces with the garage entrance moved from Van Ness Avenue to Hayes Street.

100 Van Ness Avenue Rendering

One of Planning’s original conditions of approval for the project required "greater texture and depth in the glass curtain wall to reflect the new residential nature of the building" and "further refinement of the glass color to a lighter hue so it may more closely match the lighter colors that are typical of the nearby Beaux Arts core of the Civic Center area."

The exterior glass for the building will now resemble that of the Public Utilities Commission building at 525 Golden Gate Avenue and the Fund has proposed a number of Juliet balconies on all building facades as well as "a mixture of metal panels and projecting metal profiles to add texture and a greater residential expression to the structure."

Rendered 100 Van Ness Ready For Reality Check Tomorrow [SocketSite]
100 Van Ness Repurposed, Redesigned And Rendered [SocketSite]

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

February 1, 2013

Raising The Roof And Neighborhood Median In Noe Valley

4179%2023rd%20Street%20before.jpg

Listed as a 1,394 square foot Victorian with potential for $765,000 in January of 2010, the then two-bedroom home at 4179 23rd Street sold for $676,000 that May. Following a lifting of the house, downward expansion, and renovation over the past two years, the Noe Valley property has just returned to the market as a three-level contemporary home:

4179 23rd Street After

The listing for the home now touts four-bedrooms on the new garden level, a new two-car garage and family room on the middle level, and an "open floor plan" level atop.

4179 23rd Street: Top Floor

And while the new listing for the rebuilt house on 23rd Street omits the new square footage, it doesn't omit the new asking price of $3,600,000, a sale at even half of which would give the neigborhood's median and average sale prices a nice little boost.

4179 23rd Street Living

∙ Listing: 4179 23rd Street (4/4.5) - $3,600,000 [4179-23rdst.com]
If The Median Price Is Way Up, Why Wasn't The Value On Valley? [SocketSite]

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

How To (Illegally) Turn A Powder Room Into A "Legal" Full Bath

From the comments regarding the right way to report unpermitted work in San Francisco:

"I've seen plenty of rehab projects that were dressed up for inspection, and converted after sign off from [the Department of Building Inspection] - for example, a "powder room" with a disallowed shower stall hidden behind a wall of sheet rock. Inspector signs off, contractor knocks down the sheet rock, and *voila* we have an illegal full bath, with the appearance of being permitted and approved by the city."

What’s The Right Way To Rat Out A Neighbor And Report Illegal Work? [SocketSite]

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

January 25, 2013

Before And After (And Two New Parking Spaces) In Presidio Heights

130 Locust Before (2010)

Listed as a six-bedroom home with "Fantastic Development Potential!" for $2,850,000 in October of 2010, the then 4,490 square foot Presidio Heights property at 130 Locust Street sold for $3,300,000 that December.

Rebuilt over the past two years with David Armour as architect and Heather Hillard on interior design, 130 Locust Street has just returned to the market as a four-bedroom home with 4,900 finished square feet and listed for $7,775,000.

130 Locust 2013

In addition to a new two-car garage, there's also a new au pair suite on the garden level.

130 Locust Lower Level: Before and After

And of course, the kitchen before and after:

130 Locust Kitchen: Before and After

∙ Listing: 130 Locust Street (4+1/5.5) 4,900sqft - $7,775,000 [130locuststreet.com]

Posted by socketadmin at 8:45 AM | Permalink | Comments (21) | (email story)

January 23, 2013

Three Thousand Square Feet And Zero Dollars To Heat?

10 Portola Drive

The Twin Peaks home at 10 Portola Drive now boasts three bedrooms, three and one-half baths and almost three thousand square feet of living space. And thanks to a 3kW rooftop solar system, the listing for 10 Portola boasts a PG&E bill of zero dollars for the home in 2010 and $79 in 2011.

Purchased as a 1,170 square foot home for $760,000 in 2002, the property was rebuilt and expanded to 2,827 square feet in 2005 and first returned to the market in 2008 listed for $2,395,000. Reduced and relisted six times since, the Portola Drive has just been listed with an official "one day" on the market for $1,825,000.

No word on the PG&E total for 2012 or how utilization of the home might have changed over the past couple of years.

∙ Listing: 10 Portola Drive (3/3.5) 2,827 sqft - $1,825,000 [10portola.com]

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

January 16, 2013

San Francisco's 12th Landmark District: Duboce Park?

Duboce%20Park%20Historic%20District%20Buildings.jpg

With 65 percent of the 34 surveyed property owners within the district in support, 29 percent opposed, and 6 percent indifferent, San Francisco's Historic Preservation Commission is moving forward with plans to establish the Duboce Park Landmark District and the Article 10 Landmarking of 87 residential buildings along Waller, Carmelita, Pierce, Potomac and Steiner Streets.

Duboce%20Landmark%20District%20Area.jpg

The buildings within the district were built between 1899 and 1911 with nearly two thirds constructed in 1899 and 1900 due to the contentious history of the district's development.

The district’s buildings display similar massing, materials, and uniform front yard setbacks that provide a cohesive streetscape of Victorian- and Edwardian-era residences. Generally speaking, the buildings fronting Carmelita, Pierce and Potomac Streets are single-family dwellings, while flats dominate the lots facing Waller and Steiner Streets. A few mixed-use properties are found in the district, such as the three-story flats-over-store building on the southwest corner of Waller and Steiner.
Buildings in the district range from 1 ½ story-over-basement to four stories in height, with two and three stories predominating. Mid-block buildings are typically smaller than those constructed at the corners or on Waller and Steiner Streets. These buildings are more likely to draw from Victorian-era form and massing such as prominent gabled roof forms and asymmetrical massing at the primary façade. The district’s largest single-family residences and flats were built on corner lots directly adjacent to the Park. These buildings are typically two- to three- stories in height and feature consistent detailing on the primary, park-facing, and rear façades.
Supporters of the [Landmark District] were asked to rank the reasons behind their support of the district. 96% of respondents indicated that protecting the visual and architectural character of buildings in the district was very important. Protecting the midblock park entrances was important or somewhat important to 87% of respondents. Providing “clear expectations and guidelines for myself and my neighbors in the review of future exterior alterations to the district” was very important to 70% of respondents and somewhat important to 30%. Bestowing neighborhood recognition was very important to 65%, somewhat important to 26%, and not important to 9% of participants. Improving property values or taking advantage of the Mills Act was very important to 39% and somewhat important to 52% of participants.
The top three ranked reasons for opposing the proposed designation were “opposition to any additional fees or review time for myself or my neighbors in the review of future exterior alterations” (93% of participants found this very important); “I have experienced or know of past negative experiences with the Dept. of Building Inspections or with the Planning Department” (85% of participants found this very important); and “I am opposed to government oversight of my property” (65% of participants found this very important, while 21% indicated it was somewhat important).

A bit of history for how the tract of land upon which the Duboce District ever came to be developed and the way in which the contested nature of the tract impacted the District's physical appearance and connection to Duboce Park:

The tract (formerly known as the Public Reservation, Hospital Lot, and Marion Tract) was subject to a decades-long series of court battles over legal ownership, with the City of San Francisco losing half of its claim to the land to the German Savings and Loan Association in the late 1890s. After acquiring title to half of the tract, the bank subdivided the land, carved out interior block streets, and sold lots to builders who developed the residential portion of the tract. The lots sold quickly and a handful of builders immediately began developing the parcels.
Due to the delay in development caused by the litigation, construction dates for the vast majority of contributing resources within the district range from 1899 to approximately 1902. This short period of development and limited number of builders resulted in a remarkably uniform streetscape of Victorian- and Edwardian-era houses and flats of similar design and proportion. The contested nature of the tract, its history as a debris dump, and neighborhood activism and development of the adjacent civic park are key themes linked to the Duboce Park Landmark District.
One important visible manifestation of this interrelated history is found at the park’s northern border – specifically the lack of separation between the park and residential buildings. The district represents the best example of San Francisco’s handful of municipal parks that directly abut residential buildings, without any separation of a street or sidewalk. In addition, the historic stone steps and rock retaining walls at the three interior block park entrances – Carmelita, Pierce, and Potomac Streets – reflect the transformation of the City-owned portion of the contested tract from a dumping ground for Serpentine rock rubble to a picturesque, landscaped civic park. Serpentine rock rubble is also found in the foundations of many district buildings.

If approved by San Francisco's Board of Supervisors, the Duboce Park Landmark District would become the twelfth landmark district within San Francisco, the eleventh of which is the Dogpatch Historic District which was designated in 2003.

Duboce Park Landmark District [sf-planning.org]

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January 11, 2013

Behind The Façade A Contemporary Interior Lurks

2121%20Divisadero.jpg

Built circa 1906, bought for $2,460,000 in 2000, and reconstructed in 2002, the Pacific Heights home at 2121 Divisadero Street has just returned to the market as new for $4,195,000 having been listed at that price for three months at the end of last year.

2121%20Divisadero%20Kitchen.jpg

While the traditional façade remains, the reconstructed interior is decidedly contemporary with an open kitchen, great room, and a barrel ceilinged top floor with roof deck.

2121%20Divisadero%20Top%20Floor.jpg

∙ Listing: 2121 Divisadero (4/3.5) 4,952 sqft - $4,195,000 [2121divisadero.com]

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

January 2, 2013

Welcome Back To Bernal Flipper Fixer Heights

15 Nebraska

As we first reported in October:

We don’t consider development projects like 455 Prentiss to be flips. The quick resale of 15 Nebraska, however, fits the flipping bill. In the words of a plugged-in tipster with respect to the Bernal property which sold for $660,000 this past July (i.e., three months ago): ”Sellers stayed in the home for a month or two after closing. Sellers finally moved out maybe 2 or 3 weeks ago and all the buyer did was repair floors, install some windows, very inexpensively update kitchen and a bath, and paint…”
The 1,610 square foot home at 15 Nebraska with an unwarranted cottage out back has just been listed for $799,000 with "offers to be reviewed on 10/30 by 5pm" and no recent permits for any substantive work online.

Having closed escrow with a reported contract price of $792,500 on December 27, a permit to replace the foundation of 15 Nebraska was issued on December 28 and there’s now "a stack of lumber in the driveway and…work being done in the garage level" according to a tipster.

Filed today, an anonymous complaint citing "significant work being done at [15 Nebraska] without a permit." As always, we’ll keep you posted and plugged-in.

Welcome back to Bernal Flipper Heights [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (20) | (email story)

December 20, 2012

Pincus Plans To Go Underground In Pacific Heights

2950 Pacific

What do you do when your Pacific Heights house is listed as a historic resource but you really want to expand and remodel? If you’re Mark Pincus, apparently you plan to go underground, quite literally (and perhaps a bit figuratively as well).

Having purchased the seven bedroom Pacific Heights property that’s perched on the south side of the 2800 block of Broadway but with a Pacific Avenue address earlier this year, Pincus has drawn up plans to renovate the property. And according to a plugged-in tipster, the plans "include a significant new multilevel concrete structure below the existing house."

Zynga's Business Is Now Worth Less Than Its Building [SocketSite]
While Zynga Trades Down, Pincus Trades Up [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (20) | (email story)

December 3, 2012

Shorter Still For The Tall McSweeney Home On Santa Paula Avenue

250 Santa Paula Avenue

The Angus McSweeney designed home at 250 Santa Paula Avenue was purchased for $910,000 in 2003 having sat empty for 25 years. Following a major renovation and expansion, the St. Francis Wood property returned to the market in 2008 listed for $2,995,000 but failed to sell.

Relisted last year as a short sale for $2,399,000, the property was in contract but failed to close. And now, 250 Santa Paula Avenue is back on the market and listed for $2,100,000.

While McSweeney would likely have still recognized his house's Santa Paula façade above, we're not so sure about the unexpected expanded rear below:

250 Santa Paula Avenue

∙ Listing: 250 Santa Paula (5/6) 4,338 sqft - $2,100,000 (short sale) [Coldwell Banker]
A Restored 250 Santa Paula Avenue Comes Up Short [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (4) | (email story)

November 30, 2012

Great Pacific Heights "Appreciation" And Yet A Rather Poor ROI

2209 Pacific

As we first wrote about the Pacific Heights home at 2209 Pacific last year:

Purchased as a 4,960 square foot four-bedroom home for $5,150,000 in late 2005, and since remodeled to become a 5,900 square foot home with three bedrooms and seven baths, 2209 Pacific Avenue has returned to the market listed for $9,500,000 in 2011.
According to permits filed for the project and from which fees would have been billed, it was an estimated "$150,000" remodeling job, a budget that probably wouldn’t have covered the cost of the new kitchen, and perhaps not even the new theater below.
While the estimated remodeling costs per permits were "$150,000," according to the now live property website "close to $4 million dollars" in improvements have been made to the property. It's funny how that happens.

Having been reduced to $7,950,000 and then withdrawn from the MLS after eleven months on the market, 2209 Pacific Avenue was relisted as new this past July with "over $4 million" in improvements since 2005.

Yesterday, the sale of 2209 Pacific Avenue closed escrow with a reported contract price of $7,400,000, not bad "appreciation" from the $5,150,000 purchase price according to industry stats, which don't account for improvements, but not such a great return considering a total investment of over nine million.

2209 Pacific Returns Remodeled And Asking Three Million Per Bedroom [SocketSite]
Over $9 Million Invested, But You Can (Still) Have It For Under Eight [SocketSite]

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

November 26, 2012

Six Months And A Modern Makeover Later, A Noe Home Returns

655 27th Street Before

Purchased as a two-bedroom "Art Deco gem" for $955,000 this past May, the Noe Valley home at 655 27th Street has been redesigned, remodeled and returned to the market as a "Mid Century Modern Envisoned" three-bedroom listed for $1,729,000.

655 27th Street

Inside, skylights now bathe the main floor and central staircase, a hot-rolled steel fireplace warms the living room, and the kitchen is finished with Viola Park walnut cabinets:

655%2027th%20Street%20Living.jpg

655%2027th%20Street%20Kitchen.jpg

Two bedrooms open to a steel and Ipe deck which shelters the ground floor master suite.

655%2027th%20Street%20Deck.jpg

And of course, as the (not so) great room looked before:

655%2027th%20Street%20Living%20Before.jpg

∙ Listing: 655 27th Street (3/2.5) - $1,729,000 [27thstreetmodern.com]

Posted by socketadmin at 2:45 PM | Permalink | Comments (47) | (email story)

November 13, 2012

Before And (Two Years) After In Presidio Heights

3878 Jackson Before and After

Picked up for $3,841,000 in April of 2010, 35 percent below the asking price in 2008, the exterior and interior of 3878 Jackson Street (including the faux tortoise shell master bath above) were toned down a bit and the Presidio Heights home was returned to the market five months later listed for $4,200,000.

Withdrawn from the market at the end of 2010 without a reported sale, the 4,609 square foot property returned to the market earlier this year listed for $3,999,000.

This past Friday, the sale of 3878 Jackson Street closed escrow with a reported contract price of $3,660,000, five (5) percent under its 2010 price. And no, they didn't remove the street tree, that's simply a slightly different camera angle.

Details, Details, Details (And Another Adjustment In Expectations) [SocketSite]
Before, After, And Back On The Market At 3878 Jackson [SocketSite]

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

November 9, 2012

105 Danvers: Inside The Converted Corner Store And Stairway Code

105 Danvers

Purchased for $2,115,000 in 2005, the designer Eureka Valley home at 105 Danvers Street sold for $2,400,500 in May of 2008. The converted corner store is now back on the market and listed for $2,480,000 with no garage, but a parking pad in the back yard:

105 Danvers Parking Pad

As we wrote in 2008, if you’ve ever wondered what became of that little grocery at the corner of 18th and Danvers, here’s your chance to peek inside. And we know, earthquakes, but we do love our books (and at least they’re not over the bed).

105 Danvers Living

Oh, and as a "picky" plugged-in reader commented, and was debated, in 2008:

"nice house. nice details and materials. but one flaw..NO HANDRAIL shown on the interior stairway. this is not code compliant and not safe. opens up a nice liability lawsuit for all parties involved."

A handrail has since been installed.

105 Danvers Stairs: Before and After

UPDATE: While a handrail has been installed, as a reader notes, it's still not up to code:

Guess what? that stairway is STILL not code compliant. A guardrail is required on the open side. A guardrail is different than a handrail.
That one small section of (assumed) tempered glass is not enough. You must have a guardrail whereever there is a change in elevation of 30" or more. The bottom portion of stair needs the guardrail as well.

Our headline has since been brought up to code.

∙ Listing: 105 Danvers Street (4/3) 2,952 sqft - $2,480,000 [pacunion]
We Know, We Know...Earthquakes (But We Do Love Our Books) [SocketSite]

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November 8, 2012

Before And After, Inside And Out: 901 De Haro On Potrero Hill

901%20De%20Haro%20Before.jpg

Above, the façade of 901 De Haro Street before its recent renovation. Below, the carefully cropped façade of the house as it now appears and on the market asking $3,450,000:

901%20De%20Haro%20After.jpg

An elevator now connects the rebuilt and expanded four-level home with four bedrooms and four baths and a living room, kitchen, dining room and deck with gas grill up top.

901%20De%20Haro%20Top%20Floor.jpg

∙ Listing: 901 De Haro Street (4/4) - $3,450,000 [901deharo.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (37) | (email story)

November 2, 2012

Family And Contractor Friendly In Noe Valley The Castro

257 Collingwood

The 2,900 square foot house at 257 Collingwood was purchased for $1,650,000 in 2007. Four months ago, plans to remodel, raise the house, expand to 4,100 square feet and add a missing garage were approved with an estimated project cost of $660,000.

In the words and opinion of a tipster:

It’s a great big, gracious house, really beautiful place. But it’s awkward for the market [in its current state and] a 5BR family friendly house in the Castro, if that even matters anymore (in the old days I always used to find these kind of houses labeled "Noe Valley" in the newspaper ads, just to lure in the right demographic).

Also noted by our tipster, the owner is actually a contractor who is now selling the place as-is and asking $2,170,000. And yes, despite 32 listing photos, there isn’t a single picture of the current kitchen (see paragraph above with respect to the plans to remodel).

∙ Listing: 257 Collingwood (5/3) 2,931 sqft - $2,170,000 [257collingwood.com]

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November 1, 2012

Lurking Behind This Larkin Street Penthouse Wall: The Office

Penthouse #6 atop the Russian Hill building at 2555 Larkin Street was purchased for $1,950,000 in 2002 in need of updating, and updated it was (click floor plan to enlarge).

2555 Larkin #6 Kitchen

In 2004, the two-bedroom returned to the market as the "ultimate luxury cooperative penthouse" following a down to the studs renovation (all new systems, interior walls and windows) led by designer Jeffry Weisman and sold for $3,100,000 in early 2005 with "the office" neatly hidden behind the bird's eye maple cabinetry off the kitchen:

2555 Larkin #6 Workstation

The penthouse is back on the market and listed for $3,600,000 with 2,132 square feet.

∙ Listing: 2555 Larkin #6 (2/2.5) - $3,600,000 [russianhillviewpenthouse.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (18) | (email story)

October 29, 2012

Back In The Day And "Over" On Day For A Million Dollars More

324 Day

As we wrote about the gutted home at 324 Day Street back in 2009:

Purchased for $1,053,000 in 2007, the single-family [home at] 324 Day was subsequently gutted, foreclosed upon and returned to the market mid-renovation last month over in Noe.
Asking $760,000 ("Seller/lender anxious to sell, very motivated. Bring your best offer, don't worry about the listing price."), the sale of 324 Day closed escrow on 7/17/09 with a reported contract price of $675,000.
Yes, the price of "fixers" is falling.

Having subsequently been "fixed" and listed for $1,799,000 this past May, the fully rebuilt Noe Valley home was withdrawn from the MLS this past July only to be relisted anew for $1,495,000 in September at $677 per square foot, well below the going rate in the 'hood.

324 Day 2012

Last week, the sale of 324 Day Street closed escrow with a reported contract price of $1,650,000 ($747 per square foot). The sale will be recorded as $155,000 "over asking" versus $149,000 under its original list price according to industry stats and reports.

324 Day Kitchen: 2012

And yes, the now 2,209 square foot property just sold for a million dollars more than in 2009! Never mind that back in 2009 it was a gutted 1,345 square foot shell.

Calling All Contractors That Still Have Cash... [SocketSite]
The Best Offer: 36 Percent Under Its 2007 Un-Gutted Purchase Price [SocketSite]

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October 23, 2012

Pushing The Architecture + Design Envelope Over In Noe

264 Clipper Street

As we wrote and revealed about 264 Clipper Street back in 2009:

The Envelope Architecture + Design remodel of 264 Clipper Street over in Noe Valley lands in The New York Times today.
Purchased for $1,368,000 in August of 2005 according to public records ("$1 million in 2005" according to the Times). Renovated at a cost of "just under $500,000" in 2007.
There's a sweet little studio below with garage door leading to a backyard designed by Flora Grubb. And sorry, it's not on the market...

While it wasn’t on the market then, it is now and has just been listed for $2,250,000.

264%20Clipper%20Kitchen%202012.jpg

And yes, this is the one with the Space Invader embedded in the concrete out front:

264 Clipper Street Space Invader

And another garage door out back.

264 Clipper Rear Facade

∙ Listing: 264 Clipper Street (3/2) 2,144 sqft - $2,250,000 [Redfin]
Skate Design Or Die: Pushing The Envelope On 264 Clipper Street [SocketSite]

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October 22, 2012

Speaking Of Adding Floors And Altered Views: 680 Folsom Topped Out

680 Folsom: 10/2012

Speaking of adding floors and unprotected views, a reader wonders how much higher the soon to be re-skinned building at 680 Folsom Street will rise. Our answer: with two floors having been added atop the original twelve-story building, it goes no higher as the renovation has topped out at fourteen floors, although there will be mechanical above.

690 Folsom: Redesign Rendering

The renovated building which should be ready for occupancy by November 2013 will yield 505,000 square feet of office space and a public plaza on the corner of Folsom and Third Streets on which a new 15,000-square-foot retail or cultural building will also rise.

And of course, as the buildings at 680 and 690 Folsom Street previously appeared:

680/690 Folsom

Renovation Of 680/690 Folsom Slated To Get Going This November [SocketSite]
A Re-Skinning Crane Has Risen At 680 Folsom Street [SocketSite]
You've Been Warned: Let There Be Less Light And Fewer Views [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (7) | (email story)

You've Been Warned: Let There Be Less Light And Fewer Views

1856%20Pacific%20Avenue.jpg

As proposed, a story would be added atop the four-story building at 1856 Pacific Avenue and its façade redesigned, resulting in a 55-foot building within an 80-foot height district.

1856%20Pacific%20Avenue%20Rendering.jpg

In the words of the owners of 1870 Pacific Avenue, the 7-story building directly adjacent to the west of 1856 Pacific Avenue, and the residents of 1870 Pacific Avenue apartment number 505 whose lot line windows would be blocked by the addition, all of whom are opposing the project in the form of a requested Discretionary Review (DR):

The project does not provide decent light, air, privacy or convenience of access to our adjacent property located at 1870 Pacific Avenue.
This project creates exceptional and extra ordinary circumstances that justify a DR, including, but not limited to infill of 2 (or more) windows on our property, elimination of light, air, views from 4 (or more) windows. Project diminishes the quality of 4 (or more units), which effects 8 (or more) residents. The project [greatly] diminishes privacy for the 2 (or more) units.
Our property is the adjacent building to the west of the subject property. We were not consulted on the proposed plan.

In the words and opinion of San Francisco's Planning Department:

The [Residential Design Team] did not find exceptional or extraordinary circumstances with regard to the DR requestors’ concerns regarding the potential loss of light and air access, loss of privacy and safety, and increased noise.
As property line windows and private views are not protected under Planning and Building Codes, and the project is a residential use, the project is within the minimum standards of the Residential Design Guidelines to be expected when a reasonable building expansion is proposed. The proximity of the project to the adjacent building is also within the reasonable tolerances to be expected when living in a dense urban environment such as San Francisco, and particularly the RM-3 Zoning District which is zoned to allow high-density residential buildings. Furthermore, the project proposes a 55-foot tall building within an 80-foot height district.
The property line windows that will be affected by the project are not the primary windows to the Requestors’ units, as the dwelling units on each floor also contain windows that face onto the street, the rear yard and/or a large existing lightwell; these windows will continue to provide considerable light and air access to the Requestors’ units.

The Planning Department recommends San Francisco's Planning Commission reject the Discretionary Review of 1856 Pacific and approve the project as opposed. We recommend buyers, or renters, of buildings with lot line windows understand the risks involved.

Discretionary Review: 1856 Pacific Avenue [sfplanning.org]

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October 18, 2012

Fifty Shades Of Saitowitz Grey

1234 Howard: Exterior

While Saitowitz designed buildings, such as 1234 Howard Street, typically feature many shades of grey, reactions to Saitowitz's modern aesthetic tend to be black or white.

1234 Howard #1A4 Living

Purchased as new for $899,000 in 2007, the kitchen within 1234 Howard Street #1A4 was rebuilt with Bulthaup cabinetry and high-end appliances, a mid-five figure investment at least, if we’re not mistaken, so it's not going to be an "apples-to-apples" here:

1234 Howard #1A4 Kitchen

The two-bedroom loft without doors between rooms, other than the bathrooms, is now back on the market and listed for $1,080,000. As we wrote in 2010 with respect to an apples-to-apples sale in the building: Design matters, whether you like it or not.

∙ Listing: 1234 Howard #1A4 (2/2) 1,295 sqft - $1,080,000 [sothebyshomes.com]
1234 Howard: The Budget To Build (Around $200 A Square Foot) [SocketSite]
A Modern Apple At 1234 Howard Defies The Commodity Condo Trend [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (21) | (email story)

October 9, 2012

Coming Up Short (In More Ways Than One): The Crib Crib Closes

As we first reported in July:

Listed as a one-bedroom for $765,000 when The Hales Warehouse first hit the market in 2007, 410 Jessie #603 was purchased for $749,700 that July.
Having been unsuccessfully listed for $815,000 in 2009 and $799,000 in 2010, the 1,130 square foot condo is back on the market and listed as a short sale for $699,000 in 2012.
While newly listed as a "two bedroom," however, there appears to be a bit of childlike listing license in play with respect to this San Francisco crib.

The resale of 410 Jessie #603 closed escrow on Friday with a reported contract price of $675,000, ten percent ($74,700) under its 2007 sale price. The old floor plan for #603 to which a wall has been added to create "the crib room":

410 Jessie #603 Floor Plan

SF Cribs: Coming Up Short (In More Ways Than One) [SocketSite] 
New Listings For New Developments On The MLS [SocketSite]
Mint Lofts: 410 + 418 Jessie Street, San Francisco [SocketSite]
SF Cribs: Coming Up Short (In More Ways Than One) [SocketSite] 

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

October 5, 2012

Back In The Black But Now Dining In The Red And Playing Down Below

299 Santa Paula Avenue

Briefly in contract for a rumored $5,400,000 in 2009 when asking $5,900,000, the nearly 11,000 square foot Mediterranean styled villa at 299 Santa Paula Avenue ended up selling for $4,400,000 in early 2011.

299 Santa Paula Living

It’s now eighteen months later and the property is back on the market and listed for $5,000,000. While the sellers are hoping to be back in the black on their investment, they've redecorated a bit and have been in the red in their dining room.

299 Santa Paula20Dining%202012.jpg

And down below, there's now a sound proofed studio off the industrial styled media room for playing music (or any other kind of playing that might make noise):

299%20Santa%20Paula%20Media%202012.jpg

As the red dining room looked before:

299 Santa Paula Dining Before

∙ Listing: 299 Santa Paula Avenue (5/6) - $5,000,000 [299santapaulaave.com]
Mi Casa Es…Muy Sweet (And Large): 299 Santa Paula Avenue [SocketSite]
299 Santa Paula Avenue: Still Muy Sweet But Now Under Cinco [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (11) | (email story)

October 4, 2012

The New ACT For The Shuttered Strand Theater On Market Street

The Strand Theater

Constructed in 1917, the Strand Theater at 1127 Market Street has sat vacant and boarded up since 2003 when it was raided and closed down by the San Francisco Police Department, having last served as an adult video venue and haven for drug users.

Purchased by the American Conservatory Theater (ACT) earlier this year, ACT’s plans for renovating the four-story building on Market between Seventh and Eighth Streets are now making their way through Planning.

The existing floor plan and configuration of the building are as follows: The ground floor contains the lobby, movie screen, and main (orchestra) seating area/auditorium. The upper three floors do not extend the entire length of the building. The existing theater provides seating for approximately 1,100 people. The seating area includes rows of ground-floor orchestra seating and rows of seating in a partial second-floor balcony with its access from a marble-clad staircase in the center of the front lobby.
The proposed project includes building renovations to convert the former combination movie theater into a live performance theater, with associated rehearsal space/black box theater, costume and sound/ lighting facilities, offices, and a ground-floor cafe, for the American Conservatory Theater (ACT). The live performance venue would have 299 seats and would serve as a second stage venue for smaller productions and performances by ACT’s Master of Fine Arts Program students and other small theater companies.

The façade of the building will be repainted without any changes to the wall cladding while new windows and entrance doors will be installed on the ground floor and an 18-inch high awning with a 14-inch LED sign band will be installed along the front of the building.

The Strand Renovation Rendering

While we're all for the renovation of The Strand, we would have loved to have seen the major mix-use redevelopment that was once on the boards for the building brought to life:

1127 Market Massing (www.SocketSite.com)

1127 Market Street (The Strand Theater): Proposed Renovation Plan [sfplanning.org]
Have You Seen These Massings For 1127 Market? [SocketSite]

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

October 3, 2012

Sweat Equity In Action For A 630 Square Foot Single-Family Home

169 Yukon: Before And After

The resale of 169 Yukon Street isn’t going to be "apples-to-apples" but rather sweat equity in action as the property’s parking pad has been extended, fifty-five feet of new foundation has been poured, and the interior has been reconfigured and remodeled since the little Eureka Valley cottage was purchased for $519,000 in need of work last year.

169 Yukon Kitchen 2012

As a reader who had the cottage in contract notes, the sale of the 630 square foot single-family home is pending having been listed for $699,000. As the kitchen looked before:

169 Yukon Kitchen 2011

Into Contract After Four One Month On The Market For 169 Yukon? [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (4) | (email story)

October 2, 2012

Planning's DUM Policy In Action On A Pacific Heights Foreclosure

3014-3016 California Street

Built as a single-family home, the property at 3014-3016 California Street was converted into a two-unit building prior to 1913. At some point in the recent past, the two units were merged and the building once again became a single-family home, but illegally without the benefit of permits or permission for a dwelling unit merger (DUM).

Purchased for $740,000 in 1990 and refinanced in 2007 with a $1,925,000 loan, by 2009 the Pacific Heights property was in foreclosure and sold on the courthouse steps to a third party for $1,275,100 in June of 2010, configured as a single-family home.

From the current owner of the house who purchased the property from the third party for $1,350,000 this past April and is now seeking to legalize the dwelling unit merger and 3014 California's status as a single-family home:

The previous owner…had purchased the house in foreclosure in 2010 and had kept it vacant until it was sold to us. He tried to get a bank to help him legalize the building as is, but the banks would not loan due to the fact that the permits showed the building as two units but when inspected, only one unit appears. [The previous owner] was furthermore unable to sell the property - again because banks were unwilling to loan on it. Ultimately [the previous owner] provided financing himself so that I was able to purchase it.
We are interested in making legal what has been done without permits, so that we may live knowing that there is no violation of the law, and so that we are assured that the work done in the past to merge the units was done in a safe manner.

This week, San Francisco’s Planning Commission is scheduled to hear the request to legalize the merger, a request the Planning Department recommends be denied as it doesn’t meet the majority of Planning's five criteria to be considered when evaluating dwelling unit merger requests:

1. Removal of the unit(s) would only eliminate owner occupied housing. (Project Meets Criterion - The subject property is entirely occupied by the property owner. The building was purchased with the configuration of a single-family house.)
2. Removal of the unit(s) and the merger with another is intended for owner occupancy. (Project Meets Criterion - According to the DR Application, the current owners bought the property with the intention of legalizing the merger and staying there.)
3. Removal of the unit(s) will bring the building closer into conformance with the prevailing density in its immediate area and the same zoning. (Project Does Not Meet Criterion - According to the Department’s records, of the 28 lots within the 150 foot 311 Noticing area that are also within the same RH-2 Zoning District, seven (25%) have one dwelling unit, 12 (43%) have two dwelling units, four (14%) have three dwelling units, and five (18%) have four or more dwelling units. The prevailing density is two or more units; therefore the proposed project does not bring the building closer into conformance with the prevailing density.)
4. Removal of the unit(s) will bring the building closer into conformance with prescribed zoning. (Project Does Not Meet Criteria - The subject property is zoned RH-2, which allows for two units. The merger will bring the legal use of the property from two units to one unit; it will not bring the building closer into conformance with prescribed zoning.)
5. Removal of the unit(s) is necessary to correct design or functional deficiencies that cannot be corrected through interior alterations. (Project Does Not Meet Criteria - There is no record or evidence of what the second unit looked like or where it was located; however, based on how other buildings of this type were divided up, the building most likely contained two flat, one on each floor. Given the lack of information, the Department cannot conclude that the removal of the unit was necessary to correct design or functional deficiencies.)

The City’s stated objective for strictly controlling unit mergers is driven by a desire to retain existing housing and is rationalized by "the fact that existing rental housing stock is virtually irreplaceable given the cost of new construction." Pay no attention to all the construction cranes currently dotting San Francisco's cityscape.

And of course, while the applicant's stated interest in legalizing the merger is to "live knowing that there is no violation of the law, and so that we are assured that the work done in the past to merge the units was done in a safe manner," it would also allow the applicant to obtain a bank loan and increase the property's resale value.

Dwelling Unit Merger Request And Analysis: 3014-3016 California Street [sfplanning.org]

Posted by socketadmin at 12:00 PM | Permalink | Comments (13) | (email story)

September 28, 2012

A Showcase Second Bedroom (So To Speak)

1271 Bosworth

Luckily the eclectic English cottage at 1271 Bosworth is tucked away behind a gate as the "showcase" second bedroom has taken the place of the garage:

1271 Bosworth Bedroom

Purchased for $780,000 at the end of 2009 when offered for $1,075,000 along with an adjacent open lot, the Glen Park property is back on the market and listed for $899,000.

1271 Bosworth Kitchen

The status of the aforementioned open lot we haven't confirmed.

∙ Listing: 1271 Bosworth Street (2/2) - $899,000 [1271bosworth.com]

Posted by socketadmin at 12:45 PM | Permalink | Comments (8) | (email story)

September 24, 2012

Building Upon A Bungalow’s Arts & Crafts Bones

4031%2021st%20Street.jpg

Built as a one story Arts & Crafts bungalow with two bedrooms in 1916, and purchased for $362,000 in 1993, in 1999 the owners of 4031 21st Street hired an architect and artist to renovate and expand the home to three-stories with four bedrooms.

4031 21st Street Living

Recycled goods and hardware starred in the expansion:

4031 21st Street Second Floor

A number of contemporary touches and conveniences have made an appearance as well.

4031 21st Street Kitchen

The Eureka Heights home is now back on the market and listed for $2,855,000, one of fourteen (14) San Francisco properties to be listed for over $2,500,000 this week for a total of seventy seven (77) in listed inventory.

A total of two-hundred and thirty-six (236) properties in San Francisco have sold for over $2,500,000 in the past year, representing less than four (4) percent of all sales.

∙ Listing: 4031 21st Street (4/3) - $2,855,000 [4031-21st.com]
A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]

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

September 21, 2012

Mid-Century Modern With Contemporary Flair

125 Mountain Spring Avenue

Purchased for $2,700,000 in May 2008 then remodeled in 2009, the Mid-Century Modern home at 125 Mountain Spring Avenue features light and airy rooms throughout.

125 Mountain Spring Avenue Living

The Mid-Century aesthetic has survived and a bit of contemporary flair has been added:

125 Mountain Spring Avenue: Kitchen

With four bedrooms and a Japanese soaking tub in the new master suite, the Clarendon Heights home is now back on the market and listed for $2,875,000.

∙ Listing: 125 Mountain Spring Avenue (4/3.5) - $2,875,000 [125mountainspring.com]

Posted by socketadmin at 3:15 PM | Permalink | Comments (13) | (email story)

Before And After For A Little (At Least Then) Lower Pac Heights Home

2882 Pine Street: Before

Billed as a "Quaint Italiante (sic) Victorian Single Family Home in need of TLC" with one bedroom and one bath, the 864 square foot single-family Lower Pacific Heights home at 2882 Pine Street sold for $661,000 in May of 2011.

2882 Pine Street: After

Having just finished up a remodeling and expansion, the now three-bedroom home with two and one-half baths across two floors is back on the market and listed for $1,595,000, looking a bit more modern both outside and in:

2882 Pine Street Kitchen

According to the permit which was issued earlier this year, the side yard and storage space on the first floor was infilled with habitable space and the deck was added over the garage.

2882 Pine Street Living

And of course, the living room and kitchen before:

2882 Pine Street Living: Before

∙ Listing: 2882 Pine Street (3/2.5) - $1,595,000 [2882pine.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (4) | (email story)

September 19, 2012

Born A Three-Unit Building, Rebuilt As A 5,000 Square Foot SF Home

350 Collingwood

Built as a three-unit Mid-Century building, 350 Collingwood was legally expanded and converted into a 5,246 square foot single-family home circa 2003.

350%20Collingwood%20Living.jpg

In 2005, the renovated home sold for $3,595,000 with four bedrooms across two levels and a two car garage below, an elevator, and a rather cherry kitchen on the top floor:

350%20Collingwood%20Kitchen.jpg

The adjacent landscaped lot at 342 Collingwood (the "Grounds") fetched another $1,000,000, for a total purchase price of $4,595,000 in 2005.

342 Collingwood

With big views of San Francisco from the living room and enviable roof deck, the Eureka Valley home has returned to the market listed for $4,750,000 together with the lot.

350%20Collingwood%20Roof%20Deck.jpg

UPDATE: While the parcel with the house at 350 Collingwood sold for $3,595,000 in 2005, as a plugged-in reader correctly catches, the adjacent landscaped and integrated lot at 342 Collingwood sold for $1,000,000, a total purchase price of $4,595,000 in 2005 for the property that's listed as 350 Collingwood today. Since clarified above and our apologies for any confusion.

∙ Listing: 350 Collingwood (4/4.5) 5,246 sqft - $4,750,000 | Floor Plans [nealward]

Posted by socketadmin at 3:15 PM | Permalink | Comments (32) | (email story)

September 14, 2012

Infinity Tower Two Duplex Gets A Third Bath (And Priced With A Three)

338%20Spear%20%2339C%20Deck.jpg

One of only a few duplex units in the two towers of the Infinity, 338 Spear Street #39C was purchased for $1,760,000 with three bedrooms and two and one-half baths in April 2010.

338%20Spear%20%2339C%20Kitchen.jpg

Last year, permits were issued to reconfigure and add a shower in the half-bath, and to add pocket doors between the bathroom, bedroom and living space on the main floor.

338%20Spear%20%2339C%20Guest%20Bath.jpg

Now sporting three full baths, a remodeled kitchen, and having recently been measured at 1,800 square feet inside and 470 square feet out, 338 Spear Street #39C is back on the market, but not yet listed, and priced at $3,200,000.

Full Disclosure: The listing agent for 338 Spear Street #39C advertises on SocketSite and provided a preview tour of the property but no compensation for this post.

∙ Listing: 338 Spear Street #39C (3/3) - $3,200,000 [infinityviews.com]
Infinity Tower Two Sales Announcement (And A Buyer’s Translation) [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (16) | (email story)

September 12, 2012

Before And After At 455 Prentiss: Contemporary Bernal Heights

455%20Prentiss%20Living%202012.jpg

Purchased for $467,500 as 2,080 square foot bank-owned home with an eviction in process this past December, 455 Prentiss has just returned to the market as a renovated 2,800 square foot "Bernal Heights masterpiece" with a "fashionable clear cedar and contemporary stucco facade" and a rather contemporary list price of $1,549,000.

455%20Prentiss%202012.jpg

As the property appeared in December in a less fashionable state:

455%20Prentiss%20Before.jpg

In 2006, the property was financed with a $637,000 note which was past-due by $20,517 in the middle of 2010 before being taken back by the bank a year later.

∙ Listing: 455 Prentiss (4/3.5) 2,800 sqft - $1,549,000 [paragon-re.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (22) | (email story)

September 6, 2012

In The Land Of Baby Bumps, The Second Bathroom Is Key

Beyond a modern color scheme and "approval from [the] HOA" (but not yet the city) to replace the condo's front parlor with a second bathroom and a third bedroom, the new listing for 668 Elizabeth Street at $1,049,000 is looking rather apples-to-apples versus July of 2009 when the 1,684 square foot Noe Valley property was purchased for $930,000.

In the land of baby bumps, the second bathroom is king key.

∙ Listing: 668 Elizabeth Street (2/1) 1,684 sqft - $1,049,000 [Redfin]

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

September 5, 2012

Our Restored And Renovated Craftsman Crush At 1445 Cole Returns

1445 Cole Dining

The restored and renovated Craftsman home at 1445 Cole Street hit the market listed for $1,925,000 in early 2008. It sold for $1,819,000 that June.

1445 Cole Kitchen

Three months later, permits for a 198 square foot addition and rear deck extension were filed, the revised plans for which were finally approved earlier this year.

1445%20Cole%20Rear%20Deck%202012.jpg

With plans in-hand and our crush intact, 1445 Cole Street is now back on the market and listed for $1,775,000. But alas, the Ruth Asawa which had hung in entryway is long gone.

1445 Cole Ruth Asawa

∙ Listing: 1445 Cole Street (3/2) 1,860 sqft - $1,775,000 [1445cole.com]
Quite Simply, We’re Completely Crushing On This Craftsman On Cole [SocketSite] 

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

August 31, 2012

Dolores Park NIMBY's Suddenly Abandon Their "Historic" Concerns

601 Dolores

Citing concerns that the Children's Day School's proposed changes to 601 Dolores would "substantially impact [the building’s] historical significance and its qualifications as a historical resource," the historic stewards at 629 Dolores filed a legal appeal to block the proposed renovations at 601 Dolores, including the addition of a roof deck, over which the neighbors' own newly added roof deck just so happens to peer.

With the Day School having since agreed to limit the use of their proposed roof deck to 20 hours a week between 9am and 5pm (not including 11am to 1pm during which use will only be allowed three days a week during the school year), and no more than six times a year between 6pm and 9pm, the neighbors have suddenly abandoned their historic concerns and are now perfectly fine with the potential impact on the building's historical significance and its qualifications as a historical resource which will likely be approved next week.

Castle On The Park (601 Dolores) In Contract For $6,600,000 [SocketSite]
Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside [SocketSite]
Playing The Preservation Card To Block Building Atop 601 Dolores [SocketSite]
601 Dolores Street: Approval with Different and Modified Conditions [
Let There Be The Light (And Rooftop Garden) Of Day At 601 Dolores [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (2) | (email story)

August 30, 2012

Modern Tales Of The City From A Contemporary Perch On Napier Lane

Napier%20Lane%20sign.jpg

Napier Lane holds a special place in our hearts. It is quintessential San Francisco: an enclave of quirky homes that are perched along a wooden byway on the side of Telegraph Hill, can only be reached by way of the Filbert Steps, and offer sweeping views of the bay.

14-16%20Napier%20Lane.jpg

In 1999, the 1,800 square foot condo at 16 Napier Lane was purchased for $845,000. In 2003, the owners of number 16 purchased the 750 square foot number 14 for $575,000.

16%20Napier%20Living.jpg

Remodeled in 2007, the two-unit building which was built in 1991 is now back on the market as a modern single-family home with two front doors and listed for $2,450,000.

16%20Napier%20Master.jpg

And no, there isn't any parking.

∙ Listing: 14-16 Napier Lane (3/4.5) 2,750 sqft - $2,450,000 [Sotheby's]
Your Chance To Live On Napier Lane (22 Napier Ln) [SocketSite]
Filbert Steps: Stairways of San Francisco [sisterbetty.org]

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

August 24, 2012

Inside The Urban Pad At 2495 Harrison And Behind The Plans For More

2495 Harrison Street 2012

As we first wrote about 2495 Harrison Street last year:

A saloon in 1888, vacant since 2008, and having served as a commercial space between, as proposed the single-story building at 2495 Harrison Street would be converted into a nonprofit community facility d.b.a. "The Seed Fund for the Studio for Urban Projects."
In addition to the renovation, as proposed a three-story single-family home of 1,400 square feet would be built on the back of 2495 Harrison Street's lot. San Francisco's Planning Department supports the project, the Planning Commission will vote this week.

While the conversion and expansion of the existing building for use as a community center was approved, as far as we know it never came to be and instead the building was remodeled as a lofty one-bedroom urban pad with parking for three cars.

2495 Harrison Interior 2012

Purchased for $550,000 in 2010 prior to the remodel, the property is now back on the market and listed for $828,000 including the plans, but no permits, for the new home to be built upon the aforementioned parking spaces out back.

2495 Harrison Street Rendering

∙ Listing: 2495 Harrison Street - $828,000 [paytonbinnings.com]
From Saloon To Nonprofit And Single-Family Home On Harrison [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (14) | (email story)

August 21, 2012

A "Remodeled" 15 Surrey Street Returns Five Times As Large

15 Surrey Street Before

As we wrote about 15 Surrey in early 2010, having been purchased for $731,000 in 2007:

Listed for $995,800 [in October of 2009] touting "READY to brake (sic) ground," the 625 square foot one bedroom home at 15 Surrey with approved plans to become an "over 2800" square foot four-bedroom/three and one-half bath Glen Park view home has returned to the market asking $895,800.
The clock is now ticking, however, as the new listing notes: "permits issued." Keep in mind that the permits are technically for a "remodel" of the current property including a vertical and horizontal addition of 1,800 square feet (no word on what would appear to be an unaccounted for 375 square feet).

The old 15 Surrey ended up selling for $540,000 in April of 2011 with demolition and reconstruction following soon thereafter, followed by a neighbor’s complaint:

Work on going way beyond the scope of [the permit]: building a fourth or 3rd and 1/2 floor @back, completely blocking neighbors' view. It's not visible from the front [of the house].

From the building inspector’s notes who was assigned to the case:

The designs were not seen or approved by affected neighbors. We were unable to approve/deny the permit drawings. I would not have approved the architectural plans.

That being said, the building was found to be within the scope of what was approved by City Planning, the neighbor's complaint was dismissed, and construction continued.

15%20Surrey%20Street%2020122.jpg

Now touting three bedrooms across 3,406 square feet, the rebuilt single-family home at 15 Surrey Street is back on the market and seeking $2,149,000.

∙ Listing: 15 Surrey Street (3/4.5) 3,406 sqft - $2,149,000 [15surrey.com]
Suspended Disbelief (And Renderings) For 15 Surrey [SocketSite]
15 Surrey Relisted And Reduced (And The Permit Clock Is Ticking) [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (32) | (email story)

August 13, 2012

Historic Hibernia Bank Building: Then, Now And As Newly Proposed

Hibernia%20Bank%202012.jpg

Designed by Albert Pissis and constructed in 1892, the Hibernia Bank Building at 1 Jones and McAllister survived, for the most part, San Francisco’s great quake and fire of 1906.

Hibernia Bank circa 1906

The building’s interior was renovated and its dome was reconstructed after the quake, and in 1935 a penthouse "lounge area for the female employees" was added.

Hibernia Bank Building Rebuilt

Hibernia Bank vacated the building in 1985. From 1991 to 2000 the building served as the Central Station for the San Francisco Police Department (SFPD). And in 2008, the vacant building was purchased for $3.9 million. While the new owners still have no tenant nor particular use for the property in mind, they now have a plan to renovate:

Proposed exterior work includes two new stair penthouses, replacement of the existing elevator penthouse, enlargement of three existing window openings for new exit doors at north and west elevations, removal of portion of the existing wrought iron gate at west elevation, and rehabilitation of existing windows, steel roll-up security grilles, and granite.
At the interior, new shear walls and an elevator will be installed, a fire suppression system will be installed, portions of the existing teller counter will be removed and stored on site, and character-defining features and materials such as the extensive decorative marble, plaster, and stained glass will be protected in place and cleaned and repaired only as necessary.

Hibernia Bank Building Inside

As always, we'll keep you posted and plugged-in. Additional history, current interior shots and the full renovation plan thanks to Planning.

Hibernia Bank Buyer Unmasked (The Dolmen Property Group) [SocketSite]
Long Vacant Hibernia Bank Sold, To Be Renovated And Rented [SocketSite]
1 Jones Street (Hibernia Bank) Proposed Renovation Plan [sfplanning.org]

Posted by socketadmin at 12:00 PM | Permalink | Comments (20) | (email story)

August 10, 2012

Inside The Old Wing’s Steam Laundry Building On Duboce

467-471 Duboce (www.SocketSite.com)

The old Wing's Steam Laundry building on Duboce was taken down to the studs in 2008. Reconfigured and redesigned by Kennerly Architecture, the first of four new Tenancy in Common units sold as 467A Duboce, a two-bedroom, for $785,000 this past October.

467A Duboce

This past June, the 1,281 square foot old storefront two-bedroom hit the market listed for $969,000 as 471 Duboce but was withdrawn without a reported sale in July.

471%20Duboce%20Living.jpg

Today, the three-bedroom 469 Duboce hit the market listed for $1,275,000 with a 13-foot ceiling in the living room and mahogany-window wall with sliding doors opening to a deck:

469%20Duboce%20Living.jpg

In the kitchen of 469 Duboce, a Bertazzoni range, Lagos Blue Caesarstone counters, and a backsplash made from Bellavita Milano glass and ceramic tiles.

469%20Duboce%20Kitchen.jpg

And while listed with parking, that would be leased elsewhere, not deed in the building.

∙ Listing: 469 Duboce (3/3.5) - $1,275,000 (TIC) [469duboce.com]
A Parking Space (And MLS) Pet Peeve [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (26) | (email story)

August 9, 2012

The Catwalks, Copper, Concrete And Circular Forms Of 467 Duncan

467 Duncan Aerial

From the architects behind the rebuilding of 467 Duncan up in Noe Valley:

The Stiebeck Residence is a 3000 SF San Francisco residence. The home is situated in a hilltop location with distinct views of San Francisco's picturesque skyline and surrounding neighborhood. The building can be characterized as using "San Francisco Formalism" to its creative approach. This approach combines the geometries and functions of neighborhood Victorians and the site's original cedar shingle clad cottage.

467 Duncan Bedroom

Circular, rectangular and triangular forms that are seen in surrounding cylindrical bays, turrets, rooftop window watches and angled roof pitches are combined and reinterpreted in a way that responds to the scale and view corridors of the neighborhood.

467 Duncan Kitchen

The building also responds to client's deep appreciation for the use of natural materials with the exterior of the building using corrugated copper panels at the cylindrical bays, cedar shingles and hand troweled plaster and the interior's use of Hickory and Brazilian Cherry floors, Travertine and pebbled stone foor inlays, concrete counter surfaces at the kitchen and various plaster treatments the wall surfaces.

Purchased as a two-bedroom cottage canvas for $644,500 in 2001, the rebuilding of 467 Duncan commenced in 2004, solar panels were added in 2005, and the modern Noe home is now back on the market and listed for $2,200,000 as a four bedroom with three baths.

467 Duncan Bath

∙ Listing: 467 Duncan (4/3) 2,847sqft - $2,200,000 [via Redfin]
Logue Studio Design [loguestudiodesign.com]

Posted by socketadmin at 7:15 AM | Permalink | Comments (32) | (email story)

August 6, 2012

The Permit Fee Schedule For Building (Or Blocking) In San Francisco

Wondering how expensive the permits might be to demo, rebuild or remodel a property in San Francisco? Or perhaps how high (or rather low) the financial barriers are to appeal Planning's approval of a project or file a dreaded Discretionary Review (DR) in an attempt to protect a view or extract a settlement in the name of preservation? Here's the full fee schedule which will be 2.23% more expensive and effective as of August 31, 2012.

Schedule of San Francisco Planning Department Application Fees [sf-planning.org]
Sue Hestor Seeks To Stop Transit Center Tower Development Short [SocketSite]
A $225,000 America's Cup Settlement That's For The Birds [SocketSite]

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

A Rather Spectacular Property Draws A Rather Spectacular Price

740 Church Street

As we first wrote about 740 Church Street this past April:

Constructed in 1936, the rather spectacular Spanish Colonial home at 740 Church Street began a meticulous two-year renovation and remodeling in 2003, finished with Venetian-plastered walls, hand crafted doors, and hand-hewn wood beamed ceilings.
Prominently positioned overlooking Dolores Park, there’s a sun soaked rear courtyard and an adjacent 2,501 square foot vacant lot on Cumberland that’s included in the sale.
And yes, we said spectacular.

740 Church Street Living

The sale of 740 Church Street closed escrow on Friday with a reported contract price of $5,250,000 which included the aforementioned vacant lot, the value of which is debatable and without which it would have set the record for the highest priced single-family home ever sold in the neighborhood.

Inside The Rather Spectacular Spanish Colonial Home At 740 Church [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (11) | (email story)

July 27, 2012

Not Dueling But Dual Stoves (And Pot Fillers To Boot)

1703 Octavia Kitchen

Forget the duel between gas and electric ranges, the dual stoves at 1703 Octavia are back. And yes, there are dual pot fillers, sinks and dishwashers as well.

1703 Octavia Stoves

Purchased for $1,870,000 in 2007 but then remodeled and expanded by enclosing an existing porch, the Lower Pacific Heights property is now back on the market and seeking $2,995,000 or $894 per square foot.

UPDATE: Following our post the listed square footage was changed from 3,200 "per owner" to 3,350 square feet "per architect" which we have since incorporated above and below.

∙ Listing: 1703 Octavia (5/3.5) 3,350 sqft - $2,995,000 [octaviast.com]
A SocketSite Smackdown: Gas Versus Electric In The Kitchen [SocketSite]
A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]
What’s Moving (Or Not) And For How Much (Or Little): Those That Sold [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (21) | (email story)

July 20, 2012

Unpermitted Work? Pshaw! What’s The Worst That Could Happen?

2207 25th Street Circa 2003

In 2003, the "rustic Potrero Hill cottage" at 2207 25th Street was purchased for $400,000.

Six years later, an anonymous complaint noted new rooms were being added to the cottage without a permit, a few months after which plans were filed to "repair and replace [the] rear end of [the] house as necessary" and a permit for the work was issued.

Soon thereafter, another complaint reported "building a unit at the rear of the house without a permit" and then "major excavation…exceeding [the scope of the permit]."

A plugged-in tipster takes it from there:

After investigation by a building inspector as a result of [the complaints], the City became aware of the work being performed outside the limitations of the permits the owner had pulled and froze all buildings through the issuance of two red tags.
Majority of previous building was demolished…outside of permit scope, although the front facing façade was left for the most part intact. Two retaining walls had been added by the current owner before the red tags were issued.

2207 25th Street 2012

The plans to "repair and replace" the original rustic cottage were reinstated last month. And this week, the red-tagged 2207 25th Street returned to the market listed for $525,000 with "approved plans" for a single-family residence, but do see our previous sentence.

If you ever hear, "who really cares?" or "what’s the worst that could happen?" when presented with unpermitted or unwarranted work, well, now you know.

∙ Listing: 2207 25th Street - $525,000 [Redfin]

Posted by socketadmin at 1:30 PM | Permalink | Comments (36) | (email story)

Three Thousand Square Feet Of Potential Fixer Fun On Fulton

1640 Fulton

Purchased as a 3,245 square foot fixer for $1,199,000 in 2006, the "Grand Victorian Estate" at 1640 Fulton is back on the market for $1,400,000 having yet to be fixed up, unlike the NoPa neighborhood in which it resides. Now where to put the La Cornue...

∙ Listing: 1640 Fulton (5/2) 3,245 sqft - $1,400,000 [Redfin]
Mojo Parklet Opens Up, Divsiadero Street Improvements "Unveiled" [SocketSite]
A Restaurateur's Lair (And Stinking Nice Stove) Returns [SocketSite]

Posted by socketadmin at 10:10 AM | Permalink | Comments (39) | (email story)

July 17, 2012

Coming Soon And Testing The Remodeled Market On Sixth Avenue

1350 6th Avenue Kitchen

Acquired for $1,000,000 in 2010 as a four-bedroom home with 2,040 finished square feet and 950 unfinished, the Edwardian at 1350 6th Avenue is in the process of being remodeled and expanded with a new media, bath and guest room on the lower level, behind parking for three cars with two cars in tandem and one to the side.

1350 6th Avenue Floor Plan

While not yet finished nor official inventory, the property is testing strength of the Inner Sunset market for "stylishly remodeled" homes and is currently available for $2,250,000.

UPDATE: As a plugged-in reader quickly notes, there's something amiss between the kitchen photos and the floor plans on the agent's site, we're guessing the "Kitchen" and "Breakfast Nook" might have been flipped. The answer when we have one.

∙ Listing: 1350 6th Avenue (5/3.5) - $2,250,000 [ninahatvany.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (22) | (email story)

July 16, 2012

Refaced, Renovated And Returned To The Market On Portola

1365 Portola Drive Before

Having sold for $1,325,000 in 2002, the Saint Francis Woods border home at 1365 Portola Drive was foreclosed upon in 2010 with $1,795,000 in mortgage debt and re-sold for $1,180,000 in 2011. Having since been refaced and renovated, the four-bedroom home is now back on the market and listed for $1,998,000.

1365 Portola Drive 2012

One of the four full baths before the renovation:

1365 Portola Drive Bath Before

One of the five full baths after:

1365 Portola Drive Bath After

∙ Listing: 1365 Portola Drive (4/5) 3,000 sqft - $1,998,000 [1365portola.com]
1365 Portola Drive: An Apple In The St. Francis Wood Of Trees [SocketSite]
Apples-To-Apples-To-Debt 1365 Portola Falls Down [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (16) | (email story)

The Story Behind The Modern Little Dwelling At 368 Vallejo

368 Vallejo Exterior

Dwell’s summary (and slideshow) for their piece on the 900 square foot home at 368 Vallejo which hit the market last week listed for $999,000:

More than half a decade elapsed between the purchase (December 1998) and house--warming (November 2004) of Dulkinys and Spiekermann’s hillside house. When architect Nilus de Matran’s trilevel plan for a modern makeover came up against the obstructionist politics that defines construction in San Francisco, the house sat in limbo until architects Chris Wendel and John Holey devised a less radical renovation that involved a lot of excavating but preserved much of the house’s original demeanor.

And according to Dwell, the house measures nine and a half feet across.

UPDATE: While Dwell reports the property is nine and a half feet wide, a plugged-in reader reports the house is 12 feet wide on the outside, approximately 11 feet on the inside. The reader's qualifications, you ask? He lives there.

Worth The Wait [Dwell]
A Peek Inside (And Behind) The Modern Little Dwelling At 368 Vallejo [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (26) | (email story)

July 13, 2012

A Peek Inside (And Behind) The Modern Little Dwelling At 368 Vallejo

368 Vallejo

Purchased for $272,000 in 1998, the one-bedroom single-family home on a 657 square foot lot at 368 Vallejo has since been Dwell-ified and graced the pages of said publication.

368 Vallejo Interior

Now measuring 900 square feet over two levels with a rather lovely rear patio and modern finishes throughout, the Telegraph Hill home is back on the market and asking $999,000.

368 Vallejo Kitchen

And while only 900 square feet, it's living much larger and luxuriously.

368 Vallejo Bath

Posted by socketadmin at 11:15 AM | Permalink | Comments (28) | (email story)

Over $9 Million Invested, But You Can (Still) Have It For Under Eight

As we wrote about 2209 Pacific Avenue a year ago, almost to the day:

Purchased as a 4,960 square foot four-bedroom home for $5,150,000 in late 2005, and since remodeled to become a 5,900 square foot home with three bedrooms and seven baths, 2209 Pacific Avenue has returned to the market listed for $9,500,000 in 2011.
According to permits filed for the project and from which fees would have been billed, it was an estimated "$150,000" remodeling job, a budget that probably wouldn’t have covered the cost of the new kitchen, and perhaps not even the new theater below.
While the estimated remodeling costs per permits were "$150,000," according to the now live property website "close to $4 million dollars" in improvements have been made to the property. It's funny how that happens.

Having been reduced to $7,950,000 and then withdrawn from the MLS after eleven months on the market last month, as a reader notes, 2209 Pacific has just returned to the market at that price but with an official one day on the market according to industry stats.

According to the new listing, however, the property is now a five-bedroom home and the cost of renovation was "over $4 million" for a total of over $9 million invested.

∙ Listing: 2209 Pacific Avenue (5/6.5) 5,900 sqft - $7,950,000 [McGuire]
2209 Pacific Returns Remodeled And Asking Three Million Per Bedroom [SocketSite]

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

July 9, 2012

Before, After And Back On The Market Atop Cole Valley On Carmel

93 Carmel Before

Purchased for $1,295,000 in June 2011, this past September permits were pulled to renovate, remodel and expand the upper Cole Valley home at 93 Carmel Street:

93 Carmel After

The property as pictured above now sports an expanded garage with parking for two cars (versus one), and a remodeled (verus renovated) kitchen on the main floor:

93 Carmel Kitchen

It's still three bedrooms, but there's now a new bathroom and remodeled master up top:

93 Carmel Master After

As the master bedroom appeared before, having since been reconfigured:

93 Carmel Master Before

It's now back on the market and listed for $2,395,000.

∙ Listing: 93 Carmel Street (3/2.5) - $2,395,000 [93carmelst.com]

Posted by socketadmin at 2:30 PM | Permalink | Comments (24) | (email story)

July 5, 2012

Life, 111 Liberty, And The Successful Pursuit Of Developer Happiness

111 Liberty Living

As we first wrote about 111 Liberty in March:

Purchased as a 2,350 square foot two-unit building for $1,335,000 in September 2010 with permits in place to add a new ground and third floor and expand a bit in-between, 111 Liberty Street has quietly (so far) returned as a 4,700 square foot Liberty Hill home.
With high ceilings and contemporary finishes throughout, and a legal one-bedroom below (click floor plan above to enlarge), 111 Liberty is soon to be listed seeking $4,995,000.

Having been reduced to $4,495,000 last month, the sale of 111 Liberty closed escrow with a bang on the day before Independence Day and a reported contract price of $4,750,000, just over $1,000 per listed square foot (click floor plans to enlarge).

We Give You (111) Liberty [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (39) | (email story)

June 13, 2012

The Disasterlicious Outcome On Maywood Drive

As we originally reported in February:

Purchased for $1,225,000 in August 2006 and financed with a mortgage for $980,000, in 2007 a second was drawn for $97,206, perhaps to help pay for the "swank" remodel for which we couldn't find any permits online.
One the market and listed for $1,295,000 since last September, last month a notice of default was filed for the first mortgage which was already $58,806 past due at the time.
While the list price for the property hasn’t changed, it’s now positioned as a "short sale." And while the listing doesn’t note a chef’s kitchen, if a plugged-in tipster is correct, it is a restaurateur’s as the buyers in 2006 were operating Maya which closed late last year.
Watch your step on those stairs. And no, we don't believe they're to code.

The short sale of 286 Maywood Drive closed escrow yesterday with a reported contract price of $1,095,000, 10.6 percent ($130,000) under its pre-remodeled purchase price in 2006.

A Chef’s Restaurateur’s Kitchen And Misstep(s) [SocketSite]
A Plugged-In Reader's Disasterlicious Comment/Caption Of The Month [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (2) | (email story)

June 12, 2012

A Remodeled Aladdin Terrace Tale

3 Aladdin Terrace Living

We'd move the dining table to the adjacent "family room" and replace it with a high top or island to gain a bit more counter space in the kitchen, but overall we're digging the open design and details of the Artthaus led remodel of the condo at 3 Aladdin Terrace.

Click either floor plan to enlarge.

∙ Listing: 3 Aladdin Terrace (2/2.5) - $1,595,000 [sfproperties.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (5) | (email story)

June 8, 2012

Manse Elegante Returns Mas Modern And Listed For 12 Million More

3368 Jackson 2012

Purchased as the 5,673 square foot seven bedroom "Manse Elegante" for $3,500,000 in 2010, the Presidio Heights property at 3368 Jackson Street was taken down to the studs and rebuilt "piece by piece, system by system from the foundation to the roof."

3368 Jackson View

Now boasting 7,928 square feet, the mas modern home has just returned to the market listed for $15,500,000 with six bedrooms and six and one-half baths.

3368 Jackson Bath

And on top of under it all, there's now a glass walled wine cellar and spa.

3368 Jackson Cellar and Spa

∙ Listing: 3368 Jackson Street (6/6.5) 7,928 sqft - $15,500,000 [3368jackson.com]
The Elephant Organ In The Room At Manse Elegante (3368 Jackson) [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (43) | (email story)

June 5, 2012

Begging For A Modern Or Mad Men Inspired Makeover On Cameo Way

82 Cameo Way

Begging for a Modern or Mad Men inspired makeover, the bank-owned San Francisco Eichler at 82 Cameo Way has returned to the market listed for $1,295,000.

The Diamond Heights home offers three bedrooms, a two car garage, walls of glass with Glen Canyon Views, and classic Eichler bones on which to build (or improve).

∙ Listing: 82 Cameo Way (3/2.5) 2,210 sqft - $1,295,000 [vanguardsf.com]

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

May 25, 2012

Designer Property Porn, Upskirt Even (So To Speak)

2600 Lyon (www.SocketSite.com)

Purchased for $6,200,000 in 2007, the then 6,196 square foot Cow Hollow home at 2600 Lyon Street was taken down to the studs and remodeled over the course of two years.

2600 Lyon Kitchen

Having engaged a design team and contractor for which $1,000 per square foot budgets aren't uncommon, we’ll let you estimate the total investment while noting a number of finishes, including the designer kitchen and glass portholes between floors for light.

2600 Lyon Portholes

On the market but unlisted, on Wednesday 2600 Lyon entered the MLS already in contract with a list price of $8,800,000 for "comp" and competitive reasons we'd be willing to bet.

∙ Listing: 2600 Lyon Street (5/5.5) - $8,800,000 [byzantiumbrokerage]
Since You Mentioned It (2600 Lyon) [SocketSite]
Applegate Tran: “Pacific Heights Residence” (2600 Lyon) [applegatetran.com]

Posted by socketadmin at 6:15 AM | Permalink | Comments (36) | (email story)

May 18, 2012

Designer Bones Beneath

We have to admit, we’re a little confused by the choices that were made to "update" the California Craftsman at 11 Mendosa, but we can still see the designer bones beneath.

According to tax records, 11 Mendosa is 2,494 square feet. And listed for $1,599,000, call it $641 per foot for the Forest Hill home and an opportunity to undo the updates.

∙ Listing: 11 Mendosa Avenue (4/3) - $1,599,000 [11MendosaAve.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (26) | (email story)

May 11, 2012

229 Douglass: Remodeled, Split And Returned

The property at 229 Douglass was purchased for $1,063,000 in 2004 with an abused duplex sitting on the front half of the lot, an unrenovated barn at the rear, and an expired permit to convert both buildings to single-family homes.

Since completely remodeled and redesigned, and with a lot split approved in 2008, the front building is now back on the market as a single-family home without parking for a car.

We’re holding out for the barn.

∙ Listing: 229 Douglass (3/2.5) - $1,449,000 [Redfin]

Posted by socketadmin at 2:30 PM | Permalink | Comments (31) | (email story)

From Contractors Special To Reborn Contemporary Home On Alabama

Purchased for $465,000 this past October as a Contractors Special which wasn’t habitable, didn’t have a functioning roof, and required a liability release to enter, 1687 Alabama has just returned to the market as a "light infused" North Bernal home listed for $1,249,000.

In addition to a new bedroom and bath on the ground floor, 42 lights were added to the home. Per the permits, and permit fees, the cost of the renovation was "$125,000." And yes, we’d be willing to bet that’s a little "light" as well.

∙ Listing: 1687 Alabama Street (3/2) - $1,249,000 [Redfin]

Posted by socketadmin at 6:30 AM | Permalink | Comments (52) | (email story)

May 1, 2012

Offers On The Illegally Gutted House At 33 Fountain Overflow

As we reported at the end of March after which a number of plugged-in readers chimed in:

Having sold for $675,000 a year ago, and with a permit to simply remodel the kitchen and bathrooms in-kind pulled since, the single-family home at 33 Fountain was gutted instead.
And while there might be plans to expand and double to size of the home, and it’s listed on the MLS [for $999,900] with the four bedrooms and baths that don’t yet exist, keep in mind said plans and pictured new framing haven’t been submitted to Planning, much less approved.

A few hours later, an anonymous complaint was filed with the Department of Building Inspection ("Beyond Scope of work. Entire building gutted."). And yesterday, the sale of 33 Fountain closed escrow with a reported contract price of $1,355,000.

Buyer (And DBI) Beware [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (28) | (email story)

April 27, 2012

Inside The Rather Spectacular Spanish Colonial Home At 740 Church

740 Church Street

Constructed in 1936, the rather spectacular Spanish Colonial home at 740 Church Street began a meticulous two-year renovation and remodeling in 2003, finished with Venetian-plastered walls, hand crafted doors, and hand-hewn wood beamed ceilings.

740 Church Street Bedroom

740 Church Street Living

Prominently positioned overlooking Dolores Park, there’s a sun soaked rear courtyard and an adjacent 2,501 square foot vacant lot on Cumberland that’s included in the sale.

740 Church Street Courtyard

And yes, we said spectacular.

∙ Listing: 740 Church Street (6/6.5) - $5,250,000 [nealwardproperties.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (63) | (email story)

April 25, 2012

2012 Decorator Showcase Sneak Peek And Kitchen Before And After

2020 Jackson: Main Kitchen Before

While the 2012 Decorator Showcase at 2020 Jackson Street doesn’t officially open its doors until Friday, a plugged-in tipster delivers a sneak peek of the transformation of the main kitchen, before (above) and after (below) as redecorated by Green Couch.

2020 Jackson: Main Kitchen After

Showcasing 2020 Jackson Street [SocketSite]
A Pre-Showcase $2,500,000 Price Cut For 2020 Jackson [SocketSite]

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

April 20, 2012

Let There Be The Light (And Rooftop Garden) Of Day At 601 Dolores

601 Dolores

As we first reported last year, it was the Children’s Day School that ended up purchasing the "Castle on the Park" at 601 Dolores with plans to convert the 17,000 square foot building from a private residence into a school.

Next week, San Francisco’s Planning Commission will review the Children’s Day School’s application for the conversion of 601 Dolores and its plans for the building.

As proposed, a roof deck and garden will be built upon the southeast corner of the building and the garage at 601 Dolores will become the school’s reception hall and classrooms, with the garage entrance on 19th Street becoming the school’s primary entrance.

601 Dolores Day School Entrance

And with respect to increased traffic concerns around the park, "CDS would have students that attend 601 Dolores dropped‐off at 333 Dolores Street and the students would walk to the school from there."

Castle On The Park (601 Dolores) In Contract For $6,600,000 [SocketSite]
Bonds, Tax-Exempt Bonds (To Fund Day's Purchase Of 601 Dolores) [SocketSite]
Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside [SocketSite]
601 Dolores ("Castle on the Park") Conditional Use Request [sfplanning.org]

Posted by socketadmin at 6:00 PM | Permalink | Comments (10) | (email story)

April 18, 2012

20 Mountain Spring(s) Eternal

20 Mountain Spring Exterior

Purchased for $2,725,000 in April 2000, in 2004 the two-bathroom home at 20 Mountain Spring Avenue was extensively remodeled, a bathroom was added and its carport enclosed, upon which a spa now sits with Golden Gate Bridge tower views.

20 Mountain Spring Spa

In April 2007 the property returned to the market listed for $3,500,000 but was quickly withdrawn without a reported sale. The Clarendon Heights home with big windows and views is now back on the market and asking $2,995,000 in April 2012.

20 Mountain Spring Living

∙ Listing: 20 Mountain Spring Avenue (3/3) - $2,995,000 [sfproperties.com]

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

April 10, 2012

Fewer Walls (And No Apples) At 42 August Alley

42 August Alley Living Room

Purchased for $2,250,000 in 2008, in 2009 walls were moved, a new kitchen and wet bar were installed, and "selective structural work" was completed at 42 August Alley.

Listed with 2,033 square feet in 2008, the remodeled North Beach home (click floor plan to enlarge) with two car garage is now back on the market and listed for $2,495,000.

∙ Listing: 42 August Alley (3/2.5) - $2,495,000 [42augustalley.com]

Posted by socketadmin at 7:00 AM | Permalink | Comments (20) | (email story)

April 6, 2012

3235 Pacific Ave: Purchased With A $20 Down Payment (In 1908)

3235 Pacific Avenue

With a Presidio Heights lot that was purchased with a $20 down payment in 1908, Edwin Stadtmuller and his wife Elisabeth hired architect William Knowles to build the two-bedroom home at 3235 Pacific Avenue which is now on the market for $4,200,000.

3235 Pacific Kitchen

The original porch became the breakfast room, the coal scuttle became the garage. And from 2000 to 2006 the house was renovated and remodeled, including new custom cabinetry in the kitchen and the addition of an Amdega conservatory off the back.

3235 Pacific Conservatory

While currently only two bedrooms, there’s roughly 3,000 square feet of living space. And of course, there are plans for a two bedroom expansion.

∙ Listing: 3235 Pacific Avenue (2/3.5) - $4,200,000 [3235pacific.com]
Stadtmuller House History [victorianalliance.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (20) | (email story)

April 3, 2012

From Voyeurlicious To Shortalicious At The St. Regis (188 Minna)

188 Minna #23F

In 2008, the voyeurlicious (trademark pending) two-bedroom St. Regis condo #23F hit the market listed for $2,595,000. In 2009, the price was cut to $2,350,000, furniture included.

Relisted as a short sale for $1,940,000 this past July, the sale of 188 Minna Street #23F closed escrow today with a reported contract price of $1,588,000, twenty-nine (29) percent or $662,000 below its pre-remodeled purchase price of $2,250,000 in 2007.

The 1,527 square foot luxury condo also sold for $2,080,000 in 2006, back when short-term holds somehow (i.e., the market was actually appreciating) made sense.

Oh, and with a list price that was changed to $1,209,200 this past February, it’s officially "30 percent over asking!" for today’s sale according to industry stats. And yes, it’s still expensive at over a thousand a square foot, but a rather luxurious 29 percent less expensive than in 2007.

Voyeurlicious Design (TM) In More Ways Than One: 188 Minna #23F [SocketSite]
Why Stop With Voyeurlicious, Let's Add Instastyle-istic (TM) As Well [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (6) | (email story)

March 28, 2012

Buyer (And DBI) Beware

Having sold for $675,000 a year ago, and with a permit to simply remodel the kitchen and bathrooms in-kind pulled since, the single-family home at 33 Fountain was gutted instead.

And while there might be plans to expand and double to size of the home, and it’s listed on the MLS with the four bedrooms and baths that don’t yet exist, keep in mind said plans and pictured new framing haven’t been submitted to Planning, much less approved.

Buyer (and DBI) beware.

∙ Listing: 33 Fountain Street - $999,900 [Redfin]

Posted by socketadmin at 12:30 PM | Permalink | Comments (112) | (email story)

March 16, 2012

¡Ay, Caramba! Nos Gusta Over On El Camino Del Mar

738%20El%20Camino%20Del%20Mar.jpg

Purchased for $5,500,000 in early 2008 and then remodeled by Ken Fulk in 2009, the Spanish-Mediterranean Sea Cliff home at 738 El Camino Del Mar Avenue has just returned to the market listed for $6,995,000.

738 El Camino Del Mar Living

Tax records suggest 738 was built as a 4,308 square foot four-bedroom in 1927, but it appears to have since been remodeled as a three. And while there might not be any bridge views today, we'll be lounging by one of the three fireplaces waiting for it to clear.

738 El Camino Del Mar Bedroom

Feel free to grab a bottle from the wine cellar and meet us upstairs. It's good to be a VC.

∙ Listing: 738 El Camino Del Mar Avenue (3/3.5) - $6,995,000 [sfproperties.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (15) | (email story)

From Semi-Charmed Life To Renovated Condo At 1254 Washington

1254 Washington Kitchen

As we first reported in 2008 with respect to the penthouse at 1254 Washington Street:

Third Eye Blind front man Stephen Jenkins’ successfully sold his Pacific Heights mini-manse in 2005. And if our plugged-in tipster is correct, perhaps Third Eye Blind’s ex-bassist should have followed suit as his "European Style Nob Hill Penthouse" is now on the market and in "Preforeclosure" (rumor has it a bankruptcy might be involved).
And while the views are spectacular, it takes four flights of stairs to reach them, parking is leased one block away, and let’s just say the conspicuous lack of interior photography wasn’t simply an oversight (and perhaps the result of really living like a rockstar).

The three-bedroom condo "in need of some serious TLC" ended up selling for $955,000.

Having since been completely remodeled and now sporting Viking, Miele, Thermador, and Dacor appliances in the open kitchen, and rather big views from the adjacent private deck, 1254 Washington Street is once again on the market and listed for $1,149,000.

1254 Washington Deck

∙ Listing: 1254 Washington Street (3/2) 1,410 sqft - $1,149,000 [luxpropertywebsites.com]
Live Like A Rockstar (Just Don't Spend Like One) [SocketSite]
Live Like A Rockstar [SocketSite]

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

March 14, 2012

A Proper Mudroom For A Rainy Day

The then 3,078 square foot home at 2765 Union Street was purchased for $3,595,000 in early 2008. In 2010, 759 square feet were added behind the garage (the entrance to which was widened) and includes a new bath, "storage space," and proper mudroom.

Purchased as remodeled in 2008, the baths and kitchen have been remodeled anew.

The Cow Hollow home is now back on the market and listed for $4,695,000.

∙ Listing: 2765 Union Street (5/4) 3,962 sqft - $4,695,000 [Redfin]

Posted by socketadmin at 2:30 PM | Permalink | Comments (13) | (email story)

March 13, 2012

We Give You (111) Liberty

111 Liberty Living

Purchased as a 2,350 square foot two-unit building for $1,335,000 in September 2010 with permits in place to add a new ground and third floor and expand a bit in-between, 111 Liberty Street has quietly (so far) returned as a 4,700 square foot Liberty Hill home.

With high ceilings and contemporary finishes throughout, and a legal one-bedroom below (click floor plan above to enlarge), 111 Liberty is soon to be listed seeking $4,995,000.

111 Liberty Kitchen

∙ Listing: 111 Liberty (5/4.5) - $4,995,000 [111liberty.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (40) | (email story)

March 12, 2012

Inside A San Francisco Wife-Swapper's House And Actions

479 Douglass New Kitchen

In October 2009, the then two-bedroom single-family home at 479 Douglass Street was listed for $779,000 with its upper level "tenant-occupied by [a] longtime [elderly] gentleman" paying $490 per month in rent.

In November 2009, the sale of 479 Douglass closed escrow with recorded contract price of $850,000 with the tenant in place. That December, an "anonymous" complaint was filed with the city noting a "possible illegal unit on [the] second floor" and two kitchens in the single-family home.

Without a history of any permits to convert the property from a legal single family house to a two-unit dwelling, a permit was issued to remove the second kitchen and convert the property back into a single family dwelling, without the elderly tenant in place.

A year later, permits were issued to raise, extend, and rebuild 479 Douglass which has returned to the market as a modern four-bedroom Noe Valley home listed for $2,895,000.

Oh, and about that headline, the seller is Stephen Fowler of ABC's Wife Swap fame.

∙ Listing: 479 Douglass (4/3.5) - $2,895,000 [479douglass.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (58) | (email story)

March 9, 2012

140 New Montgomery: Renovation And Rendering Scoop

As we noted yesterday, Wilson Meany Sullivan’s renovation plans for the 26-story Pacific Telephone Building at 140 New Montgomery no longer include condos and the building will remain an office building targeting "tech start-ups, venture-capital firms and others."

So here’s the inside and rendering (click to enlarge) scoop. Ceiling heights will range from 13 to 20 feet on the upper floors, windows will be replaced and be operable (think fresh air and cooling breezes), and the targeted others include law and design firms.

The ground floor of the building will house two restaurant spaces while the building’s south facing service yard will become a private outdoor sculpture garden.

140 New Montgomery Sculpture Garden Rendering

Tenants will have access to secure bike parking, locker room, shower suite and a "bike spa" that "repurposes 140’s historic wood-paneled executive board room as a place to tune up your bike before heading out for a lunchtime ride or the commute home."

And yes, there are a few parking spaces below the building for the big hitters and a secured entrance near the adjacent parking garage for everyone else.

140 New Montgomery: The More Things Change... [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (11) | (email story)

March 7, 2012

Going Up (And Perhaps Coming Down This Weekend)

While Palms might be known as "high-rise condominiums for rats," apparently vines are escalators. From a plugged-in builder in San Francisco:

Hate to point out a glaring negative, but ivy (and wisteria, and any other vines) tend to provide an inviting environment for ROOF RATS!! It is a direct highway for them to climb up the side of your building, and they love to climb. I've seen the damage -- they climb right up the vines, and they will enlarge any little hole around a downspout and happily invade your attic.
And yes, even in Pac Heights -- rats are everywhere in this city. The dirty secret is that vines are most often removed from buildings after the owner discovers the unwanted guests and pays big bucks to an exterminator to get rid of them. I know -- I've seen the whole scenario play out only a couple blocks from this listing. ;-)
In another case, I was working on a home on Broadway a few years back (close to Broadway and Steiner). While I was there the neighbors started excavation for a new foundation, and the rats that were disturbed by the digging literally poured out onto Broadway in broad daylight!

On the other hand, apparently Ivy acts as a thermal shield. It's your call.

2505 Divisadero Returns Sans Kirk Hammett And Its Beard [SocketSite]
A Most Unfortunate Quote [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (13) | (email story)

March 6, 2012

An Ethereal Orlando Diaz-Azcuy Designed $3.2M One Bedroom

1170 Sacramento #15A Living

It’s not (yet) official inventory, but 1170 Sacramento #15A which was redesigned by Orlando Diaz-Azcuy with white Japanese crystallized glass floor tiles, white lacquered wood wall panels and highly polished Japanese steel is on the market for $3,200,000.

1170 Sacramento #15A Kitchen

While the condo was redesigned as an "ethereal" white space one-bedroom, there is a deeded studio in the building for guests or staff as well (click floor plan to enlarge).

And yes, two car parking (and monthly HOA's of $3,025) to boot.

∙ Listing: 1170 Sacramento #15A (2/2.5) - $3,100,000 [sfproperties.com]

Posted by socketadmin at 7:30 AM | Permalink | Comments (34) | (email story)

February 27, 2012

Before And After And Back On The Market At 2828 Jackson

2828 Jackson Before and After

Purchased as a 3,747 square foot "sleek contemporary Pacific Heights home" for $3,325,000 in 2007, the original 1980’s façade and interior of 2828 Jackson are history.

2828 Jackson Living

Now, an "exquisitely renovated contemporary" 2828 Jackson Street is back on the market in 2012 listed for $4,200,000 with all new fixtures and finishes in place.

2828 Jackson Kitchen

And yes, in addition to four bedrooms, there's a bit of indoor-outdoor living to boot.

∙ Listing: 2828 Jackson (4/4.5) - $4,200,000 [2828jackson.com]

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

February 24, 2012

A Remodeled 444-446 Roosevelt Returns As A Single-Family Home

Apples to apples, 444-446 Roosevelt Way was purchased for $2,100,000 in early 2008, relisted for $1,750,000 in early 2011 with permits to excavate, expand, and remodel in place, and sold for $1,300,000 this past July.

Now an orange, it’s a plugged-in reader that notices the since remodeled Corona heights home has just returned to the market as 446 Roosevelt and listed for $2,650,000 as a single-family home.

As the building, and the house next door, looked before:

444 Roosevelt Way

∙ Listing: 444 Roosevelt Way (4/4) - $2,650,000 [Redfin]
A Gut Check For 444 Roosevelt Way [SocketSite]
The Green Is Gone At 438 Roosevelt [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (28) | (email story)

February 21, 2012

Take One Down, Pass It Around, 1,137 Bottles Of Wine On The Wall

245 Mallorca Way Kitchen

Purchased for $2,555,000 in 2002 but then extensively remodeled in 2009, at which point the temperature controlled wine room for 1,138 bottles was added, the four bedroom home at 245 Mallorca Way has returned to the market listed for $3,495,000.

245 Mallorca Way Wine Cellar

A few other numbers for 245 Mallorca Way: two car garage, three fireplaces, four and one-half baths, and a finished 3,676 square feet prior to the remodeling. Oh, and the seven televisions are included in the price but the chandelier in the dining room is not.

∙ Listing: 245 Mallorca Way (4/4.5) - $3,495,000 [sfproperties.com]

Posted by socketadmin at 1:15 PM | Permalink | Comments (51) | (email story)

February 9, 2012

A Chef’s Restaurateur’s Kitchen And Misstep(s)

Purchased for $1,225,000 in August 2006 and financed with a mortgage for $980,000, in 2007 a second was drawn for $97,206, perhaps to help pay for the "swank" remodel for which we couldn't find any permits online.

One the market and listed for $1,295,000 since last September, last month a notice of default was filed for the first mortgage which was already $58,806 past due at the time.

While the list price for the property hasn’t changed, it’s now positioned as a "short sale." And while the listing doesn’t note a chef’s kitchen, if a plugged-in tipster is correct, it is a restaurateur’s as the buyers in 2006 were operating Maya which closed late last year.

Watch your step on those stairs. And no, we don't believe they're to code.

∙ Listing: 286 Maywood Drive (3/2.5) 1,928 sqft - $1,295,000 [Redfin]
Selling Short And Still Walking Away With Cash At Settlement [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (32) | (email story)

A New Lease On Life And Light For 1800 Pacific Avenue

1800 Pacific 2012 (www.SocketSite.com)

Recently unwrapped, the fractured9 led re-skinning breathes new life and light into the apartment building at 1800 Pacific and Franklin. As the building looked last year, prior to its re-skinning (and in more of a skin-crawling state):

1800 Pacific Before (www.SocketSite.com)

Posted by socketadmin at 10:00 AM | Permalink | Comments (26) | (email story)

February 6, 2012

Noe Valley Before, After, And Back On The Market At 752 27th Street

752 27th Street

Purchased as a 975 square foot "Charming Noe Valley View Home" for $972,000 in 2004, in 2007 a third floor was added, the lower level was legalized, and the rear extended to create the 3,463 square foot modern view home that now stands at 752 27th Street.

752 27th Street Living

The Topetcher Architecture led remodel features the views and an open floor plan.

752 27th Street Kitchen

The four-bedroom Noe Valley home is now back on the market and listed for $2,895,000. And for posteriorities sake, as it looked before, outside and in:

752%2027th%20Street%20Before.jpg

∙ Listing: 752 27th Street (4/3.5) 3,463 sqft - $2,895,000 [752-27thst.com] [Floor Plan]

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February 3, 2012

Buy A One, But Get A Two (With Views) At The Flick Of A Wrist

While the big city and bay views from 1333 Jones #1402 haven't changed since the Comstock one-bedroom was purchased for $970,000 in 2004 (and having traded for $800,000 in 2003, back when short-term holds somehow worked out), the interior has been updated along with the sliding doors that allow the den to act as a second bedroom.

∙ Listing: 1333 Jones #1402 (1/2) 1,278 sqft - $1,199,000 [thecomstocklifestyle.com]

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

Metreon 1.5 Opens Tomorrow (2.0 And Target In October)

Metreon Dining Terrace Rendering

The makeover of the Metreon kicked-off last May. Tomorrow, the new dining terrace and first wave of restaurants and retail will open for business with others following over the next six months. And in October, San Francisco’s first Target, an 85,000 square foot CityTarget with merchandise tailored for city-dwellers, including fresh groceries, will open as well.

Metreon 2.0 Rendering

Metreon Makeover Breaks Ground Today [SocketSite]
A Few More Metreon Makeover Facts [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (25) | (email story)

Origins Of The Man Cave

Having not been remodeled since the 60’s, the 2,628 square foot home at 1901 Diamond was purchased for $1,450,000 in 2007, underwent an "eco-friendly" and "no expenses spared" renovation, and sold for $2,050,000 with 2,819 square feet in October 2008.

Listed for $1,950,000 this past September, reduced to $1,850,000 “by Motivated Sellers!” in October, and then withdrawn from the market in December, yesterday the hill-top home with a Noe Valley address returned to the MLS listed anew and asking $1,795,000.

Fom the before files and origins of the modern day man cave:

1901 Diamond Before: Bar

∙ Listing: 1901 Diamond Street (4/3) 2,815 sqft - $1,795,000 [Redfin]

Posted by socketadmin at 6:00 AM | Permalink | Comments (44) | (email story)

February 2, 2012

The Power (And Price) Of Two

1177 California #331 Living Room

The joining of two units at 1177 California yields a dramatic 17 foot ceiling in the living room of #331, a framed view of Grace Cathedral across the street, and two spaces in which to park. And yes, monthly HOA dues of $1,889 for the Gramercy Towers two-bedroom.

∙ Listing: 1177 California #331 (2/2.5) 1,745 sqft - $848,000 [1177california331.com]

Posted by socketadmin at 2:30 PM | Permalink | Comments (17) | (email story)

That Flippin' Market Crash And 611 Laguna Honda Hang Makeover

611 Laguna Honda Before

Purchased for $1,300,000 in 2007 as the 2,142 square foot home pictured above, 611 Laguna Honda Boulevard was remodeled, expanded, and returned to the market with a new façade and 2,592 refinished square feet listed for $1,600,000 in September 2009.

Having been in default on a million dollar first mortgage since 2010, three months ago 611 Laguna Honda was taken back by the bank with no bidders at $942,622 cash.

611 Laguna Honda Kitchen 2012

Today, the Forrest Hill Extension home is back on the market and listed for $1,099,000, Blum cabinets, Bosch appliances, Quartz counters and all.

∙ Listing: 611 Laguna Honda Boulevard (4/4) 2,592 sqft - $1,099,000 [Redfin]

Posted by socketadmin at 11:30 AM | Permalink | Comments (102) | (email story)

January 30, 2012

Before, After And Back On The Market In The Mission

1376 Florida Before

Purchased for $700,000 in 2007 and then approved to be rebuilt as two "low energy condominiums" totaling 3,000 square feet, as plugged-in people know 1376 Florida was listed as a short-sale for $300,000 a year ago, sold for $320,000, and has since been rebuilt and expanded (although without all the low energy features originally proposed).

1376 Florida Rebuilt

Back on the market and now listed as two condos, they're asking $799,000 for the lower 1376 Florida and $849,000 for the upper number 1378.

∙ Listing: 1376 Florida (3/2.5) 1,500 sqft - $799,000 [1376florida-sf.com]
∙ Listing: 1378 Florida (3/2) 1,500 sqft - $849,000 [1376florida-sf.com]
Plans For The Inner Mission Fixer At 1376 Florida Come Up Short [SocketSite]
No, This Wasn't In Florida But Rather On... [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (25) | (email story)

January 26, 2012

Shooting For A Record $3,000 Per Square In San Francisco

1170 Sacramento #19B View

Listed for $4,900,000 in a very different condition back in 2008, 1170 Sacramento Street #19B (aka Penthouse B) sold to a local real estate agent for $3,125,000 in February 2009.

1170 Sacramento #19B Fireplace

The 1,999 square foot unit (per tax records) underwent a complete transformation in 2010, and was rebuilt as a two-bedroom with truly luxurious finishes, design and flow.

1170 Sacramento #19B Floor Plan

Penthouse #B is now back on the market and listed for $6,000,000, just over $3,000 per square foot which would be an all-time record for a San Francisco property, we do believe.

1170 Sacramento #19B Bedroom

And as plugged-in people know, the larger, but deconstructed, Penthouse #C atop 1170 Sacramento sold for $5,750,000 as a shell late last year.

∙ Listing: 1170 Sacramento #19B (2/2) 1,999 sqft - $6,000,000 [penthouse-b.com]
A Peek Inside The Deconstructed Penthouse Atop 1170 Sacramento [SocketSite]
The Shell Of The Northern Penthouse Atop 1170 Sacramento Sells [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (43) | (email story)

January 25, 2012

A New New Kitchen, Fireplace, And Listing For 2400 Green Street

2400 Green

With a remodeled and reconfigured kitchen featuring Scavolini cabinetry, unfortunately the sale of 2400 Green Street won't be apples-to-apples as compared to January 2008 when the 4,500 square foot Pacific Heights home was purchased for $3,995,000.

2400 Green: Kitchen 2012

As the then remodeled kitchen looked in early 2008:

2400 Green: Kitchen 2008

A modern gas fireplace has also replaced the original wood burning one in the living room.

2400 Green Fireplace Before and After

2400 Green Floor Plans

And having been on the market but off the MLS for a bit, 2400 Green Street is now official inventory having been listed for $3,900,000.

∙ Listing: 2400 Green (4/4.5) 4,500 sqft - $3,900,000 [2400green.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (28) | (email story)

January 24, 2012

Converting 888 Brannan To Attract Tech Tenants (And Rents)

888 Brannan

In 2010, the Planning Commission approved the conversion of 138,580 of the 423,133 square feet between the interconnected buildings at 850 Brannan and 870 Brannan, collectively known as the 888 Brannan GiftCenter and JewelryMart, from production, distribution and repair (PDR) to office use.

Foreclosed upon by Wells Fargo prior to conversion, SKS Investments acquired 888 Brannan for $36 million in 2011 and is now seeking approval to convert a total of 257,243 square feet from PDR to office use "suited to technology tenants."

The more prominent of the two buildings, 870 Brannan is the five-story reinforced concrete building on the corner of 8th and Brannan which was constructed in 1917 and is on the National Register of Historic Places and California Register of Historical Resources.

888 Brannan Historic

As part of the conversion, the exterior of 870 Brannan would be rehabilitated with repaired or replacement windows, behind which parking for 31 cars and 80 bikes will be added.

888 Brannan Rehab Rendering

With the support of the Planning Department, and scheduled to be reviewed by the Commission this week, the sponsors hope to start reconstruction next month.

Request and Plans for the redevelopment of 888 Brannan [sfplanning.org]

Posted by socketadmin at 7:30 AM | Permalink | Comments (5) | (email story)

January 20, 2012

The Designer Home At 785 Cole Returns Having Been Remodeled

785 Cole Master

As we wrote when the Jensen & Macy redesigned home at 785 Cole Street hit the market in 2007 asking $2,000,000 and sold for $1,900,000 that August:

We're particularly fond of the wall of doors from the kitchen to the deck. And no, we can’t explain the Barcelona Couch in the Kitchen.

785 Cole Kitchen

Back on the market and listed for $2,275,000, but not apples-to-apples as walls have been removed, a steel beam put in place, and two bathrooms (not including the one above) have since been remodeled. Our original two sentiments stand.

UPDATE: While not yet live when we published this morning, a new site and photography for 785 Cole is now online. And yes, a table has replaced the couch in the kitchen.

785 Cole Kitchen 2012

∙ Listing: 785 Cole Street (3/2.5) 2,380 sqft - $2,275,000 [785cole.com]
Garcon, There’s A Couch In My Kitchen (785 Cole) [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (17) | (email story)

January 19, 2012

An Aboveboard Request Which Planning Opposes But Many Do Below

Plugged-in people see it all the time in San Francisco, two-unit buildings remodeled to live like a single-family home but still legally "two units," often times with a door or wall removed following final inspections.

To be heard by San Francisco’s Planning Commission this afternoon, an aboveboard request to legally merge the two units at 19-21 Child Street into one, removing the kitchen from 19 Child Street and a section of wall between the two owner-occupied units.

19 Childs Floor Plan

From the owners (who likely aren’t quite as naïve as presented):

We are a young family hoping to keep and grow our roots in San Francisco. In 2009, we purchased 19-21 Child Street with the goal of making it our family home. As new homeowners, we did not realize the structural limitations of its designation as a multi-unit building. Since then several events have occurred that have changed our needs: Our daughter Sophie was born in July 2011 and it has become clear that [my husband’s] mom will need to come live with us in the lower unit.

And from the Planning Department (which shouldn't be either):

The project is not consistent with the Housing Element of the General Plan in that the proposal will eliminate two dwelling units with area that could both potentially accommodate families and would result in one dwelling unit that few San Francisco residents could afford. The flight of families from San Francisco due to a lack of family sized dwelling units available in the City has been specifically cited as an area that needs to be addressed in the Housing Element as it relates to production and retention of family housing stock. The proposed merger would not help San Francisco achieve its goal of retaining families and family‐sized housing in the City.

Despite letters of support from their Russian Hill neighbors, and none opposed, the Planning Department recommends the Planning Commission disapprove the dwelling unit merger (DUM) request for 19-21 Child Street.

19-21 Child Street Dwelling Unit Merger Request [sfplanning.org]
San Francisco’s DUM Policy In Principle (And Action At 2037 Jefferson) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (49) | (email story)

This Time It’s...Apples-To-Apples On Russian Hill

1080 Chestnut #7D: Interior

Back in March of 2008 we first featured the before and after floor plans for 1080 Chestnut #7D which had just hit the market listed for $1,350,000 at the time.

Having sold for $1,295,000 that July, the remodeled one-bedroom "located on one of Russian Hill's most distinguished flat blocks" returned to the market in early 2011 asking $1,149,000 but failed to find a buyer.

Yesterday, 1080 Chestnut #7D officially returned to the market listed for $999,000, 23 percent under its 2008 sale price on an apples-to-apples basis.

∙ Listing: 1080 Chestnut #7D (1/1.5) - $999,000 [Redfin]
A New Floor Plan And Major Remodel Turns An Apple Into An Orange [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (13) | (email story)

January 13, 2012

A New Listing (And Bath) For Thirty Eight Lusk Number One

38 Lusk Living Aerial

Purchased for $1,250,000 in 2008, the one-bedroom live/work loft number one at 38 Lusk returned to the market in July 2009 with a splashy new bath and listed for $1,499,000.

38 Lusk Bath After

Withdrawn from the market that December without a reduction or reported sale, the 1,850 square foot (per its current listing) condo has just been listed anew for $1,398,000.

38 Lusk Kitchen

As the less splashy bath above looked in 2008:

38 Lusk Bath Before

And while we don’t think you'll find any permits for the remodeling online, keep in mind that doesn’t means it didn't happen (or was free).

∙ Listing: 38 Lusk #1 (1/2) 1,850 sqft - $1,398,000 [38lusk1.com]

Posted by socketadmin at 6:00 PM | Permalink | Comments (9) | (email story)

1027 Cole Street Returns "Redefined For Contemporary Living"

As plugged-in people know, 1027 Cole Street sold for $1,700,000 in 2005, returned to the market asking $2,195,000 in 2008, and was taken back by the bank in 2010.

Listed by the lender as a 2,495 square foot three-bedroom for $1,377,000, 1027 Cole sold for $1,450,000 in December 2010. And as a tipster notes, the Cole Valley Edwardian is back on the market as a four-bedroom having been "redefined…for contemporary living."

It's definitely a contemporary take on fireplace placements.

And the list price of $2,850,000 is rather contemporary as well.

∙ Listing: 1027 Cole Street (4/3.5) - $2,850,000 [Redfin]
A Fall(ing) Single-Family Apple On Cole [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (48) | (email story)

January 12, 2012

A Remodeled St. Paul's Primary School Condo Returns

300 Valley Street

Purchased for $1,200,000 in July 2005, last year a new half-bath was added within the 1,910 square foot envelope of 300 Valley Street #6.

Back on the market and listed for $1,199,000, the listing for the three-bedroom "best of Noe" St. Paul's Primary School condo also notes: "recently remodeled to include a state of the art kitchen" (although we don’t see any permits for the kitchen remodel online).

∙ Listing: 300 Valley Street #6 (3/2.5) 1,910 sqft - $1,199,000 [Redfin]

Posted by socketadmin at 1:15 PM | Permalink | Comments (7) | (email story)

January 10, 2012

Let’s See What’s Changed Since 2008 Up In Dolores Heights

Speaking of around the corner from a Bi-Rite, having been redecorated and remodeled a bit since purchased for $1,695,000 in August of 2008, the 2,350 square foot Dolores Heights home at 3769 20th Street has returned to the market listed for $1,849,000.

While not perfectly apples-to-apples, we’ll call it close enough for horseshoes, at least with respect to the property as the neighborhood has remodeled a bit since 2008 as well.

∙ Listing: 3769 20th Street (3/2.5) - $1,849,000 [20thvictorian.com]
Mission Bay Block 7 West Rendered With A Bi-Rite In Mind [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (32) | (email story)

January 5, 2012

A Renovated And "Reimagined" 121 Beulah Returns

121 Beulah

Purchased as a "unique Cole Valley home" with two bedrooms for $1,250,000 a year ago, it’s a plugged-in reader that notes 121 Beulah has just returned to the market as a four-bedroom home renovated down to the studs and "reimagined" for "today's lifestyle."

121 Beulah Kitchen

Now asking $2,495,000 and touting 4,141 square feet. A peek into "yesterday's lifestyle" and as the home's kitchen and dining room previously and uniquely appeared:

121 Beulah Before

∙ Listing: 121 Beulah (4/4.5) 4.141 sqft - $2,495,000 [121beulah.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (24) | (email story)

December 21, 2011

While Underwhelmed By The Finishes, We Do Like The Floor Plan

2040 Franklin #708 Floor Plan

We’re not so sure we would characterize the remodeling as "spectacular," but the floor plan for 2040 Franklin #708 is rather appealing with dual entrances to the one toilet and bath.

Having been listed and relisted seven times since 2008 when first asking $669,000, or $629,000 in early 2010, the 715 square foot Jackson Towers one-bedroom #708 was listed anew today once again, now asking $569,000.

∙ Listing: 2040 Franklin #708 (1/1.25) 715 sqft - $569,000 [Redfin]
2004 To 2010 (And Bank-Owned) For 2040 Franklin #1008 [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (14) | (email story)

December 19, 2011

Cow Hollow Infill And Ongoing Intrigue On Green

2151-2157 Green Street: 12/19/11 (www.SocketSite.com)

In 2007 the 6,800 square foot Cow Hollow home at 2151 Green Street sold for $9,000,000 which included the undeveloped lot at 2157 Green Street next door.

Following a lot split, a remodeled 2151 Green Street returned to the market in 2008 listed for $10,950,000 while the undeveloped lot at 2157 Green was listed for $24,000,000 including the construction of an approved 13,500 square foot home.

As plugged-in people know, 2151 Green Street ended up selling for $3,066,001 on the courthouse steps while the lot plus plans for 2157 Green sold for $3,700,000, purchased by the same buyer as 2151 Green Street for a total purchase price of $6,766,001 for the two District 7 pieces that sold together for $9,000,000 in 2007.

A full scale remodeling of 2151 Green Street has since commenced which will include an all new interior, roof deck and au pair suite. And yes, the permit to build a new five story home on the lot at 2157 Green Street has been re-approved and the lot has been cleared for construction.

In terms of the designs for 2157 Green Street, we’re happy to note all facades and floor plans have been revised per the permits, but we’re still looking for a rendering. Tipsters?

Sold Together For $9M in '07, Purchased Apart For $6,766,001 In '09 [SocketSite]
Reader Versus Realtor: Did 2151 Green Street Just Sell At Auction? [SocketSite]
But Hey, $550,000 Is Simply A Rounding Error To A Proper Industrialist [SocketSite]
Another District Seven Mansion Heads For Foreclosure (2151 Green) [SocketSite]
The Scoop On 2157 Green Street (Could You See The Foreshadowing?) [SocketSite]

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

No Apples (Or Appreciation) At 844 Bay

844 Bay Dining

Purchased for $4,600,000 in August 2008 following a complete rebuilding and remodel, in 2009 the 4,500 square foot home at 844 Bay Street was remodeled again including a new Arclinea kitchen and the addition of a 1,300 bottle climate controlled wine cellar. And this past May, the contemporary home returned to the market listed for $4,800,000.

844 Bay Kitchen

Withdrawn from the market in June and then listed anew in August, last month the resale of 844 Bay Street closed escrow with a recorded contract price of $4,400,000.

That Same House In Address Only Sells (And Gooses The $/SQFT) [SocketSite]
The Same House In Address Only: A Contemporary 844 Bay Street [SocketSite]
844 Bay Returns As An Apple Remodeled (And If Only It Were 888…) [SocketSite]
∙ Listing: 844 Bay Street [844baystreet.com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (0) | (email story)

December 12, 2011

As Seen On HGTV!

172 Denslowe Before

Purchased for $532,000 in March 2003, in 2009 the single-family home at 172 Denslowe was remodeled and relandscaped with a makeover "featured on HGTV."

172 Denslowe

Listed for sale a year ago asking $779,000, reduced to $749,000, and then withdrawn from the market earlier this year, the property is now back on the market listed as a short sale for $620,000. And yes, the seller and landscaper are one and the same.

UPDATE: As the property appears today (or at least as of 15 minutes ago):

172 Denslowe (SocketSite.com)

∙ Listing: 172 Denslowe Drive (3/2) 1,523 sqft – "$620,000" (short sale) [Redfin]
Getting Creative With a Cottage [hgtv.com]

Posted by socketadmin at 11:45 AM | Permalink | Comments (75) | (email story)

December 1, 2011

A Diamond In The Ruff Returns Newly (Re)Buffed

550 Jersey

Purchased as a 1,100 square foot two-bedroom "diamond in the rough" for $700,000 ten months ago, 550 Jersey has just returned to the market as a 2,500 square foot three-bedroom "mix of modern elegance and urban sophistication" listed for $1,979,000.

550 Jersey Living

According to permits which were first filed in September 2000 before being restated and anonymously challenged after the work was completed earlier this year, the second floor was raised two feet to accommodate the addition and the foundation has been replaced.

As the facade of 550 Jersey appeared and measured before:

550 Jersey Before

∙ Listing: 550 Jersey (3/3) 2,500 sqft - $1,979,000 [Redfin]
Department of Building Inspection Complaint: 550 Jersey [sfgov.org]

Posted by socketadmin at 2:45 PM | Permalink | Comments (21) | (email story)

November 28, 2011

Opposed To The Proposed Expansion Below Over In Noe Valley

4366 26th Street Rendering: Existing

A rendering of how the rear of 4366 26th Street over in Noe Valley currently appears above, and as it would look following a proposed expansion below.

4366 26th Street Rendering: Proposed

The proposed addition would add roughly 650 square feet to the existing 1,650 three-bedroom home, which was purchased for $1,342,000 last November (and referenced by a reader earlier this year), without raising its height or increasing its official bedroom count.

Opposed by the neighbor partially rendered above based on a perceived "invasion of privacy," this week San Francisco’s Planning Commission will weigh-in on the plans for 4366 26th Street. The Planning Department recommends the addition be approved as proposed.

4366 26th Street Discretionary Review Analysis [sfplanning.org]
No 2006 Repeat For 4381 26th Street In 2010 And Now Back In 2011 [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (18) | (email story)

November 23, 2011

Warm Thoughts Of A Traditional Thanksgiving Dinner (2011 Edition)

2250 Washington: Kitchen

Purchased as a 1940’s two-unit building of 2,756 square feet for $1,740,000 in April 2010; torn down to the studs, expanded to 4,180 square feet and returned to the market this past October following a multi-million dollar rebuild and redesign by the Green Couch team (think custom milled crown molding, thick cut marble, and designer finishes throughout).

2250%20Washington%20Kitchen%20Middle.jpg

The sale of 2250 Washington closed escrow earlier this month with a reported contract price of $4,995,000. And no, the buyers aren’t from China (nor Europe), but they do fly a foreign flag. And as such, perhaps a turkey won’t be roasting in that kitchen tomorrow.

2250 Washington Kitchen

Regardless, here's to hoping your pantry is plentiful and your table is overflowing with family and friends. Safe travels if you are. We'll see you next week.

∙ 2250 Washington: Design [greencouch.com] | Listing [teedhaze.com]
Warm Thoughts Of A Traditional Thanksgiving Dinner (2010 Edition) [SocketSite]
Warm Thoughts Of A Traditional Thanksgiving Dinner (2009 Edition) [SocketSite]
Warm Thoughts Of A Traditional Thanksgiving Dinner (2008 Edition) [SocketSite]
Conjuring Up Warm Thoughts Of A Traditional Thanksgiving Dinner [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (7) | (email story)

November 18, 2011

832 Fell Falls A Bit More

832 Fell: Kitchen

As we first wrote about the Alamo Square mansion at 832 Fell Street this past August:

Boasting 16 rooms (seven of which are bedrooms), a detached guesthouse, and parking for approximately eight cars across a double lot, the "ultimate Alamo Square mansion" a block from the square returned to the market in January listed for $3,999,000.
In July, the "restored" mansion was relisted for $4,900,000. And yesterday, 832 Fell Street was listed anew for the third time in 2011, this time asking $3,500,000.

Reduced to $3,150,000 before being withdrawn from the MLS ten days ago, today, 832 Fell Street was listed anew with a new broker and asking $2,995,000. For the sake of posterity, and some light Friday reading, we’re directing all comments to our original post.

Up, Down, And An All Around "Restoration" For 832 Fell [SocketSite]

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

November 15, 2011

Peek Inside The Top To Bottom Renovation Of 2507 Pacific Avenue

2507 Pacific: Top Floor Bedroom

As plugged-in people know, 2507 Pacific Avenue was purchased for $2,500,000 in early 2010 as a 3,509 square foot home in an unrenovated and garage-less state.

2507 Pacific: Kitchen

Despite some initial opposition, a garage has since been added to the Pacific Heights property and the interior has been renovated from top to bottom.

2507 Pacific: Wine Cellar

And while it never made it to the MLS, and the website offering a peek inside just recently went live, as a plugged-in reader correctly notes, the property is already in contract.

2507 Pacific Avenue [2507pacific.com]
We’ve Got Ours (And Don’t Want Yours) In Pacific Heights [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (44) | (email story)

November 11, 2011

2513 Pacific Returns Following A Down To The Systems Redo

2513 Pacific Avnenue

Originally designed by Frederick Hamilton in 1890 to be his residence, beyond the façade, there’s a good chance Hamilton wouldn’t recognize the “Queen Anne Meets…21st Century” home at 2513 Pacific Avenue following a down to the systems renovation and redo.

2513 Pacific Kitchen

The four level home (click floor plans below to enlarge) now sports modern amenities within, a modern garden behind, and a much more modern $6,995,000 price tag having been purchased for $3,425,000 in 2006 in a much less modern state.

∙ Listing: 2513 Pacific Avenue (5/5) - $6,995,000 [sfproperties.com]

Posted by socketadmin at 2:45 PM | Permalink | Comments (30) | (email story)

November 10, 2011

The Switch

870 Church Street #3 Living

Sporting walls of windows and some rather nice views, our first order of business for 870 Church Street #3: figuring out a way to switch the fireplace with a little less obtrusive (and much more efficient) wood burning stove.

870 Church Street #3 Fireplace

We've got a call in to George.

∙ Listing: 870 Church Street #3 (3/2) 1,600 sqft - $1,195,000 [inkswitch.com]

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

November 9, 2011

Behind Inside The Rebuilt 6,800 Square Foot Home At 2615 Union

2615 Union Street

As plugged-in people knew, the preview party for the completely rebuilt 2615 Union Street was two weeks ago. And while the listing still doesn’t offer any interior photos, a tipster directs us to a website for the property which has quietly moved into production.

2615 Union Entry

∙ Listing: 2615 Union Street (6/5.5) 6,800 sqft - $7,995,000 [2615union.com]
Behind The Rebuilt 6,800 Square Foot Home At 2615 Union Street [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (23) | (email story)

October 31, 2011

Inside The "Modernist-Inspired" House Atop The Cumberland Steps

393 Cumberland

Originally constructed in 1966 but since redesigned by Ogrydziak/Prillinger, the 1,692 square foot "modernist-inspired" home at 393 Cumberland has hit the market listed for $2,095,000 ($1,238 per square foot) atop the Cumberland steps.

393 Cumberland: Living

Natural light brought in through numerous skylights, the expanse of glass sliding glass doors and abundant windows infuse this home with a radiance made more captivating by the subtle beauty of the Venetian plastered walls throughout. A sleek ribbon flame fireplace defines the minimalist living room and the dining area overlooks the dazzling views beyond.

393 Cumberland View

One patio (with grill), two decks (with views), and three bedrooms (with floor plans).

∙ Listing: 393 Cumberland (3/2) 1,692 sqft - $2,095,000 [393cumberland.com]

Posted by socketadmin at 4:30 PM | Permalink | Comments (17) | (email story)

October 27, 2011

206 Palo Alto Returns Anew

206%20Palo%20Alto%20Rear%202011.jpg

Listed for $4,200,000 in March of last year, reduced four times thereafter, and then withdrawn from the market last asking $3,150,000, the contemporary designer('s) home at 206 Palo Alto is back on the market and asking $3,195,000 today.

206%20Palo%20Alto%20View.jpg

∙ Listing: 206 Palo Alto (4/3.5) 4,344 sqft - $3,195,000 [206paloalto.com]
The Clarendon Heights Contemporary Parade Continues: 206 Palo Alto [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (10) | (email story)

Behind The Rebuilt 6,800 Square Foot Home At 2615 Union Street

2615 Union Garden

Purchased as a rundown two-unit property with "safety hazards including the presence of mold" atop a brick foundation for $2,555,000 seventeen months ago, a rebuilt 2615 Union Street is returning to the market as a 6,800 square foot single-family home atop a concrete foundation with a "family support suite with kitchen and separate entrance" on the ground floor, seeking $7,995,000 for the whole shebang.

The stagers are scrambling to finish, the preview party is this evening from 5:30 to 7:00, and photos (including more of the Walter Hood designed rear garden featuring an "artful wood-burning pizza oven") should be coming soon.

UPDATE: A plugged-in reader adds:

The house belonged to an older guy, who lived there alone. He owned this property and at least 3 others down the street (also run down, shingle duplexes). He suddenly died, and had no wife or children, so a distant family member inherited everything.
She kept the other properties, which are rented out, but sold this one because it was beyond repair.

∙ Listing: 2615 Union Street (6/5.5) 6,800 sqft - $7,995,000 [Redfin]

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

October 18, 2011

Inside The Architect-Owner's Renovation Of 4354 21st Street

4354 21st Street

A 1,307 square foot two-bedroom home when purchased by architect Chandler McCoy for $579,000 in 2001, the single-family home at 4354 21st Street was rebuilt and expanded by way of a horizontal addition and new light-filled and open kitchen in 2004.

4354 21st Street Kitchen

The property now features three bedrooms, measures 1,553 square feet, and is back on the market listed for $1,275,000 with a stepped-up garden and deck out back for views.

4354 21st Street Garden

∙ Listing: 4354 21st Street (3/2) 1,553 sqft - $1,275,000 [eurekavalleygem.com] [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (19) | (email story)

October 12, 2011

Listing License (And An "Updated" Kitchen In Question)

53 Manzanita Kitchen

Speaking of listing license, from a reader with respect to the listing for 53 Manzanita which notes an "Updated kitchen":

It drives me insane when realtors say "updated kitchen" when that update occurred 40+ years ago. I would bet that the original cabinets are still intact as are most of the appliances. That isn't "updated" in my book. There oughta be a law...

As far as we know there aren't any laws when it comes to listings, and perhaps nary a rule.

As we noted back in 2006 after we first exposed the practice of relisting to "refresh" an unsold property and its official days on the market (DOM):

The National Association of Realtors Code of Ethics provides that "Realtors shall be careful at all times to present a true picture in their advertising and representations to the public," though Lucien Salvant, a spokesman for NAR, said that MLSs are not considered advertising vehicles."

And as we wrote at the time, taking the position that "MLSs [and by extension their listings] are not considered advertising vehicles" is an utterly asinine argument.

Our assessment of NAR's aforementioned position hasn't changed.

Mad Men On Manzanita [SocketSite]
Sorry NAR, But No [SocketSite]
You Can Relist, But You Can’t Hide [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (39) | (email story)

October 7, 2011

Before And After At 580 Banks Over In Bernal

580 Banks Before

First listed for $848,000 in July 2010, the list price for the 1,231 square foot South Bernal Heights home at 580 Banks with a two-bedroom "in-law" below was reduced five times over the next nine months, last asking $495,000 before selling for $442,000 this past May.

Sporting a remodeled kitchen and bathroom on the second floor, two new legal bedrooms and bath on the first floor, and new windows throughout, the now four-bedroom home has returned to the market listed with 1,822 square feet for $799,000.

580 Banks After

∙ Listing: 580 Banks (4/2) 1,822 sqft - $799,000 [MLS]

Posted by socketadmin at 3:45 PM | Permalink | Comments (16) | (email story)

Angelic Views From Above (And Quite Possibly Below)

1319 Greenwich Rooftop

Purchased as a two-unit building for $900,000 in 2001 and since condo converted and completely rebuilt, the upper unit known as 1319 Greenwich has returned to the market with 2,290 square feet across three floors and a 515 square foot "rooftop lounge" with 7-foot high glass walls for wind protection, a spa, and a high-end outdoor kitchen complete with Viking refrigerator and keg tap.

1319 Greenwich Rooftop Kitchen

Don't forget underwear if you’re wearing a dress and working the grill, or don’t be surprised to find your guests downstairs enjoying an altogether different kind of angelic view.

UPDATE: The sale recorded in 2004 in the amount of $725,000 was for the lower unit (1321 Greenwich) as a TIC prior to condo conversion.

∙ Listing: 1319 Greenwich (3/3) 2,290 sqft - $1,685,000 [1319greenwich.com] [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (15) | (email story)

September 30, 2011

Renovation Of 680/690 Folsom Slated To Get Going This November

680/690 Folsom

We first showcased the proposed redesign of 680/690 Folsom back in 2008. In 2010, an equity partner in the project deeded their interest in the building back to Wells Fargo but has since been replaced by Rockwood Capital. And now, TMG Partners is expected to start the $87 million renovation of 680/690 Folsom in two months.

690 Folsom: Redesign Rendering

The renovated building will yield 505,000 square feet of commercial space and a new public plaza on the corner of Folsom and Third streets, "where there eventually will be a new 15,000-square-foot retail or cultural building constructed" (see rendering above).

Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]
Additional Details To Go With The Glassy Design: 680/690 Folsom [SocketSite]
The Latest Design For 680/690 Folsom: Back To The Bank [SocketSite]
TMG ready to roll on $87M project [San Francisco Business Times]

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

September 28, 2011

Before, After And "Appreciation" At (Or At Least For) The Heublein

601 4th Street #322 Living

Purchased for $1,330,000 in October 2007, the 1,866 square foot Heublein Building (601 4th Street) loft number 322 has since been extensively remodeled. The kitchen before:

601 4th Street #322 Kitchen Before

The kitchen after complete with new vent:

601 4th Street #322 Kitchen After

The two-bedroom is now back on the market in 2011 and asking $1,450,000 ($777 per square foot). The sale will likely contribute to price "appreciation" when it comes to industry stats, but as plugged-in people know, it won’t be apples to apples.

And yes, do watch your step when navigating the new designer stairs (click to enlarge):

UPDATE: As a plugged-in reader alludes, the current owner of the loft appeared on "The Apprentice 2," at least for the first six episodes.

∙ Listing: 601 4th Street #322 (2/2) 1,866 sqft - $1,450,000 [MLS]
The Heublein Building Lofts (601 4th Street) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (22) | (email story)

September 23, 2011

The Shrader Street Home From Which Mark Pincus Was Driven

1572 Shrader

Following a few run-ins with a Russian stripper stalker at their Shrader Street home, Mark Pincus and family recently moved to a more secure building within San Francisco. Today, the Pincus owned 1572 Shrader Street officially hit the market listed for $2,189,000.

1572 Shrader Street Living Room

According to public records, Mark Pincus paid $2,850,000 for the contemporarily remodeled home hidden behind a modest facade in the heights of Cole Valley back in 2005.

∙ Listing: 1572 Shrader Street (3/3) 2,875 sqft - $2,189,000 [1572shrader.com] [MLS]
Billionaire Mark Pincus's Alleged Stripper Stalker [businessinsider.com]
Mark Pincus [wikipedia.org]

Posted by socketadmin at 4:15 PM | Permalink | Comments (17) | (email story)

The Master’s Sweet Suite Within 1333 Jones #705

1333 Jones #705 Master

The master suite within #705 at the Comstock (1333 Jones) sports a big San Francisco view, a designer bath (or at least shower), and a rather master worthy closet.

1333 Jones #705 Master Bath

1333 Jones #705 Master Closet

Unfortunately the guest bath didn’t get the same designer makeover as the rest of the unit. But if you were our guest, we'd say help yourself to a few of the 300 bottles in the built-in cooler and spend your time soaking up...

1333 Jones #705 Wine Cooler

...the views.

1333 Jones #705 View

Purchased for $2,400,000 in September 2007, the Comstock two-bedroom is back on the market listed for $2,349,000 four years later. As plugged-in people know, the unit two floors below sold for $2,000,000 in 2010 but wasn’t nearly as well "designed."

∙ Listing: 1333 Jones #705 (2/2) - $2,349,000 [MLS]
A Comstock (1333 Jones) View Comp Closes A Little Bit Down [SocketSite]

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

September 16, 2011

Before And After At 228 Elsie

228 Elsie Before

Purchased as a "contractor’s special" for $550,000 a year ago, 228 Elsie has now returned to the market in Bernal having been redesigned, rebuilt, and repriced at $1,350,000.

228 Elsie After

Purchased as a two-bedroom with 750 finished square feet according to tax records and "on one of the best blocks in one of the hottest hoods" according to the then listing agent, 228 Elsie is now listed as a four-bedroom across three levels with 2,192 square feet.

228 Elsie After

∙ Listing: 228 Elsie (4/3) 2,192 sqft - $1,350,000 [228elsie.com] [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (29) | (email story)

September 7, 2011

Catering To the 21st Century Family (And Pocketbook)

2531 Washington

Listed as a "historically significant Victorian Double House" of 4,372 square feet built in 1887 and with "original Victorian Era details" that abounded, the two-unit building at 2527-2531 Washington sold for $1,850,000 in January 2010.

2531 Washington Kitchen

Taken down to the studs and rebuilt "piece by piece...from the foundation to the roof," 2531 Washington is back on the market as a 5,480 square foot single-family home "created to cater to the 21st-century family" (and pocketbook) listed for $5,500,000.

UPDATE: A peek inside the property beore it was rebuilt:

2531 Washington Before

∙ Listing: 2531 Washington (6/4.5) 5,480 sqft - $5,500,000 [MLS]

Posted by socketadmin at 9:15 AM | Permalink | Comments (82) | (email story)

September 2, 2011

A Rebuilt 171 Valley Returns

171 Valley

Purchased for $1,100,000 in late 2008 as a 1,250 square foot 1900’s home, 171 Valley has returned to the market modernized, expanded, and boasting 3,220 square feet.

171 Valley Floor Plan

In addition to expanding and converting half the lower level to legal living space, and renovating the main level, the entire upper level is new as is the rear façade.

171 Valley Rear

UDPATE: By request, as the front façade looked before (and its current environs):

171 Valley Before

∙ Listing: 171 Valley (5/4.5) 3,220 sqft - $2,995,000 [171valley.com] [Floor Plans] [MLS]

Posted by socketadmin at 9:45 AM | Permalink | Comments (60) | (email story)

August 31, 2011

A Gentle Reminder That New Paint Does Not Equal Remediation

A plugged-in reader reports with respect to a home currently on the market in Noe:

One of the neighbors got a sneak peak at the place after the tenants moved out and saw evidence of a leaky roof in several places and extensive mold on the walls in most of the rooms – imagine what’s going on behind the drywall. However, what is most interesting is that during the open house you can see the wallpaper is still there, so apparently whoever did the remodeling work just painted over the existing moldy walls.

As we can’t confirm the before, or what exactly what happened during, let’s just consider this a general reminder not to skimp on your inspections, especially when dealing with a newly remodeled home, which might seem counterintuitive.

Posted by socketadmin at 8:30 AM | Permalink | Comments (39) | (email story)

August 23, 2011

The Unreported Sale Price For 33 Prosper

33 Prosper 2011

As we wrote in January:

Purchased by Mr. Muhawieh for $920,000 in 2007, as plugged-in people know, a 33 Prospect in progress was taken back by the bank and resold for $770,000 this past April.
Having since been redesigned and rebuilt as "a modern showcase for urban living," the now 2,770 square foot home is back on the market and asking $2,350,000.
Wood, stone, and a few odd modern showcase angles abound.

Officially "withdrawn" from the MLS in May when last listed for $2,149,000, it’s a plugged-in reader that notes the sale of 33 Prosper closed escrow the next month with a recorded but unreported contract price of $2,040,000.

Once again, it’s a violation of MLS member rules to fail to report the sale and selling price of a recently listed property, even if said listing has been withdrawn from the MLS (within three months of a sale we believe).

UPDATE: Within a few hours of our post, the July sale price for 33 Prosper was reported on the MLS. Cheers.

A Rebuilt 33 Prosper Returns As A "Modern Showcase" [SocketSite]
Two More Muhawieh Comps Of Yore Head For The Courthouse Steps [SocketSite]
A Not So Prosperous At (And Under) Asking Sale For 33 Prosper [SocketSite]
An Ironic Address For Another Ex-Muhawieh Property (33 Prosper) [SocketSite]
The Unreported Sale Price For The Penthouse Atop One South Park [SocketSite]

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

August 19, 2011

A Rebuilt 662 29th Street Returns At Thrice Its Size (And Price)

662 29th Street

Rebuilt over the past two years, 662 29th Street has just returned to the market over in Noe Valley as an "over 3,000" square foot four-bedroom home listed for $2,499,000.

662 29th Street Kitchen

Purchased for $900,000 in 2007 as a 1,078 square foot two-bedroom home without parking but with "expansion potential," the property was briefly marketed for $900,000 in 2009 along with plans, but not permits, for the home that has since materialized.

And a rememberance of the before:

662 29th Street Before

∙ Listing: 662 29th Street (4/4.5) - $2,499,000 [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (31) | (email story)

August 18, 2011

Up, Down, And An All Around "Restoration" For 832 Fell

832 Fell Street: Bedroom

Boasting 16 rooms (seven of which are bedrooms), a detached guesthouse, and parking for approximately eight cars across a double lot, the "ultimate Alamo Square mansion" a block from the square returned to the market in January listed for $3,999,000.

832 Fell Dining

In July, the "restored" mansion was relisted for $4,900,000. And yesterday, 832 Fell Street was listed anew for the third time in 2011, this time asking $3,500,000.

832 Fell Kitchen

And yes, "one-of-a kind" indeed.

∙ Listing: 832 Fell (7/5.5) 6,720 sqft - $3,500,000 [alamo-square-mansion.com] [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (80) | (email story)

August 12, 2011

350 Valley Redux: Renting Selling The Whole Remodeled Noe Home

350%20Valley%20Outside%20In.jpg

Following a "ground up" remodel in 2002, the single-family home at 350 Valley sold for $1,135,000 and then again for $1,230,000 just fifteen months later in December 2003.

In late 2009 the three-bedroom returned to the market asking $1,620,000 before being reduced to $1,499,000 and then withdrawn from the MLS at the end of that year.

In early 2010 the property was first offered for rent at $5,800 a month before being listed anew, last asking $1,429,000 before being withdrawn from the market that April.

Today, the Noe Valley home was listed for $1,395,000 with transfer of possession at close of escrow (i.e., no tenants in place).

∙ Listing: 350 Valley (3/2.5) 1,819 sqft - $1,395,000 [MLS]
Renting The Whole Remodeled Noe Home For Under Six (Asking) [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (19) | (email story)

August 5, 2011

Curb Appeal On Cayuga (And An Apple To Boot)

769 Cayuga Avenue

Purchased for $759,000 in 2006, the rather well kept Mission Terrace home at 769 Cayuga Avenue has returned to the market listed for $649,000 ($545 per square foot) in 2011.

769 Cayuga: Living

Yes, only one bath, but with what would appear to be room for potential expansion down.

769 Cayuga Garage

∙ Listing: 769 Cayuga Avenue (2/1) 1,190 sqft - $649,000 [769cayuga.com] [MLS]

Posted by socketadmin at 8:00 PM | Permalink | Comments (11) | (email story)

Before, After, And Back On The Market With A Few Fluffy Clouds

11 Cook Before

As 11 Cook looked above when purchased for $1,040,000 in 2006. As it looks below since a third floor was added, the rear extended, and the interior remodeled at an estimated cost of "$685,000" per the permits (and not including the cost of the 'shopped clouds).

11 Cook After

Subsequently, the sub-standard foundation was replaced as well. And the District 1 home is now back on the market "99% complete" and listed for $2,495,000.

∙ Listing: 11 Cook (5/5.5) 4,950 sqft - $2,495,000 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (19) | (email story)

August 1, 2011

A Bit Of Vertigo As An 845 Montgomery Penthouse Is Withdrawn

Vertigo Triptych

With a self-reported $900,000 worth of upgrades since being purchased for $2,633,000 in April 2008, the listing for 845 Montgomery PH#1 has been withdrawn from the MLS after another 117 days on the market without a reported sale, last asking $2,950,000.

On a positive note, plugged-in readers now know where to get a Vertigo triptych made.

Comments: The 845 Montgomery Penthouse Pineapple Returns [SocketSite]
A Penthouse Pineapple And Lower Floor Apple At Jackson Square [SocketSite]

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

Before, After, And Now Repriced In Bernal

747 Gates: Before

Purchased as a 1980’s era occupied three-bedroom for $425,000 this past December, the South Bernal home at 747 Gates returned to the market a month ago listed as a renovated vacant contemporary home "in the heart of Bernal Heights" asking $749,000.

747 Gates: After

On Friday, the list price for 747 Gates was reduced to $679,000 ($418 per square foot). And as always, the listing quotes are the agent's, not ours.

∙ Listing: 747 Gates (3/3) 1,623 sqft - $679,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (109) | (email story)

July 29, 2011

1124 Stanyan Returns Recapitalized, Reconfigured, And Remodeled

1124%20Stanyan%20Living.jpg

A fully remodeled 1124 Stanyan Street has just returned to the market. As plugged-in people know, the single-family home was purchased for $1,280,000 in May 2008 before being gutted, abandoned mid-remodel, and then lost to the lenders which sold the unfinished property for $1,350,000 this past September.

Asking $2,095,000 for the "classic Edwardian" which has been "configured for today's modern expectations" and listed without any square footage (versus 3,047 per its listing when purchased or 2,175 in 2008).

∙ Listing: 1124 Stanyan (3/3.5) - $2,095,000 [MLS]
Save $381,000 (If You've Got The Cash) [SocketSite]
If At First A Second Doesn’t Succeed, Try, Try Again… [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (7) | (email story)

July 22, 2011

1803 Castro Returns Four Times Its 2005 Size (And Price)

Purchased for $600,000 in 2005 as a 825 square foot one-bathroom home on a 1,950 square foot lot with plans for a horizontal expansion, 1803 Castro Street has just returned to the market as a fully renovated 3,400 square foot home with four bedrooms, three and one-half baths, and a $2,600,000 price tag.

Needless to say, no "apples" here but a nice boost to the neighborhood averages to come.

∙ Listing: 1803 Castro (4/3.5) 3,400 sqft - $2,600,000 [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (25) | (email story)

July 15, 2011

2209 Pacific Returns Remodeled And Asking Three Million Per Bedroom

2209 Pacific

Purchased as a 4,960 square foot four-bedroom home for $5,150,000 in late 2005, and since remodeled to become a 5,900 square foot home with three bedrooms and seven baths, 2209 Pacific Avenue has returned to the market listed for $9,500,000 in 2011.

2209 Pacific: Kitchen

According to permits filed for the project and from which fees would have been billed, it was an estimated "$150,000" remodeling job, a budget that probably wouldn’t have covered the cost of the new kitchen, and perhaps not even the new theater below.

2209 Pacific: Theater

UPDATE: While the estimated remodeling costs per permits were "$150,000," according to the now live property website "close to $4 million dollars" in improvements have been made to the property. It's funny how that happens.

∙ Listing: 2209 Pacific Avenue (3/7) 5,900 sqft - $9,500,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (22) | (email story)

July 12, 2011

A Gut Job Indeed As 444 Roosevelt Closes Down $800,000

444 Roosevelt Way

Purchased for $2,100,000 in February 2008 and with permits to excavate, expand, and remodel issued in 2010, the "A+ property" at 444 Roosevelt Way returned to the market as a semi-gutted "Development Opportunity with Fabulous Potential" listed for $1,750,000.

On Friday, the resale of 444 Roosevelt Way closed escrow with a reported contract price of $1,300,000, twenty-six (26) percent under original list and thirty-eight (38) percent below its pre-gutted sale price in 2008.

At the same time, 438 Roosevelt has returned to the market once again listed for $2,495,000 having been purchased for $2,275,000 in 2002 and having been listed for $2,995,000 in 2007.

A Gut Check For 444 Roosevelt Way [SocketSite]
∙ Listing: 438 Roosevelt Way (2/2.5) - $2,495,000 [MLS]
The Green Is Gone At 438 Roosevelt [SocketSite]
More Monday Morning Modern (Or Is It Contemporary?) [SocketSite]

Posted by socketadmin at 5:30 AM | Permalink | Comments (6) | (email story)

June 29, 2011

Smitten For The Smitty (And Its Incredible Shrinking Square Feet)

75 Lansing

Converted in the year 2000 by Bay Area architects Abrams & Milliken, the largest of three units within the former Smitty Knitting Factory building at 75 Lansing Street hit the market in 2006 listed with 4,000 square feet for $2,995,000 and sold for $2,800,000.

75 Lansing #3 Living

With Venetian plaster, windows galore, and 20 foot ceilings atop; mahogany bookshelves in the library; and a kitchen designed by Pacassa Studios, the unit returned to the market in 2008 listed with 3,298 square feet for $3,850,000 and sold for $3,500,000.

75 Lansing #3 is back on the market today listed for $3,250,000 without any square footage. The agent's notes for other agents does, however, note 3,100 square feet. And tax records suggest it's 3,132.

∙ Listing: 75 Lansing #3 (3/2.5) – $3,250,000 [MLS]

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

June 21, 2011

And It’s...A Home Run For 3362 Jackson

3362 Jackson

As we wrote in April:

It’s no April fooling as 3362 Jackson which was purchased out of probate for $2,500,000 in July 2009 has just returned to the market completely rebuilt and listed for $10,000,000, swinging for the fences like Pat Burrell on opening day.

And just like Burrell, they hit a home run as the sale of 3362 Jackson closed escrow today with a reported contract price of $9,250,000 ($1,595 per square foot).

No April Fooling As 3362 Jackson Returns Swinging Like Pat Burrell [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (38) | (email story)

June 15, 2011

From A Pair To Avec "Au-Pair" At 179 14th Avenue

179 14th Avenue After

Purchased as a vacant two-unit fixer of 2,303 square feet for $1,150,000 in April 2010, 179 14th Avenue returned to the market three weeks ago as a redone Lake District single-family home with a garden level "au-pair" listed for $2,675,000 without any square feet.

As the property looked before its down to the studs makeover:

179 14th Avenue Before

∙ Listing: 179 14th Avenue (4/3.5) - $2,675,000 [zephyrsf.com] [MLS]

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

June 10, 2011

A Gut Check For 444 Roosevelt Way

444 Roosevelt Way

From the listing for 444 Roosevelt Way up in Corona Heights circa 2008:

This is a Gem, amazing street appeal. [Spanish Mediterranean] in the Monterey Style with sweeping views in best location. Lovely details, large rooms and wonderful light...beamed ceilings, step out balcony…Updated kitchen, stainless steel applicances and sep. breakfast room with french doors to patio/gardens...A+ property!

Listed for $1,995,000 it sold for $2,100,000 that February with permits to excavate, expand, and remodel issued in 2010.

From the listing today: "Development Opportunity with Fabulous Potential…gutted on the inside" and asking $1,750,000. No word on why the sellers have decided not to realize the fabulous potential, and instead a potentially fabulous loss, for themselves.

And yes, the green house next door has since been repainted.

∙ Listing: 444 Roosevelt Way (4/3) 2,558 sqft - $1,750,000 [MLS]
The Green Is Gone At 438 Roosevelt [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (32) | (email story)

June 1, 2011

462 Sanchez Strives To Be A Contemporary At $907 Per Square Foot

462 Sanchez

Purchased as an 1,138 square foot two-bedroom, one-bath home without a garage for $850,000 in March of 2007, 462 Sanchez has returned as a "contemporary" four-bedroom with three and one-half baths, two car garage, and 2,978 listed square feet.

462 Sanchez Kitchen

Now asking $2,700,000 ($907 per square). And as it looked before behind a tree:

462 Sanchez Before

∙ Listing: 462 Sanchez (4/3.5) 2,978 sqft - $2,700,000 [462sanchez.com] [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (46) | (email story)

May 25, 2011

Which Is Worse, Unpermitted Work Or The Hells Angels?

A plugged-in reader’s story and perspective on unpermitted work:

Well, I'm neither a buyer, seller, planner, architect, nor nimby, and have never filed a [Discretionary Review]. I've lived in my home for 30 years and have always followed the rule that my neighbor's home is his business. But, that was not prudent as I discovered over the past several years with regards to my next door neighbor.
The first two owners, for the last 20 plus years lived in the home. The last, rented it out, but not before putting in an illegal unit downstairs. We later found out that his permit only covered "new windows." But, instead, he put in a kitchen, bedroom, and bathroom in the former basement of a single family home with the new unit having 6 foot ceilings, a couple of windows, and no vents for the illegal heater, stove, etc.
How did I know about that? Well, the last group of tenants in the main upstairs home, subleased that space to a couple of Hells Angels who ran a repair shop for stolen motorcycles in part of the garage space. They were arrested when an alert cop saw one of the stolen bikes in the driveway. Then, an alert permit officer at the local police station and some concerned neighbors, called the city planning department which sent an inspector and made the owner pay fines and pull out all the dangerous and illegal plumbing and electrical.
Now, the R-1 home is truly R-1, and the owner, has only been able to sporadically rent the property to other tenants over the past several years. As one contractor told me, after I pointed out that kids were living in the unsafe illegal unit, "I'm surprised no one died in this place".
Now, not all work without permits is dangerous but all is illegal. I'm sorry that it's a hassle to obey the law. Yeah, I like doing 90 on I-5 to L.A. too. But, if I get ticket, I don't tell the cop that it's inconvenient and a hassle to do 70.
And one more note, what happens if there was a fire and someone was hurt or killed? Do you think the homeowner's insurance company, looking for anyway to diminish or eliminate its liability, would cite the lack of permits as a mitigating factor?

As always, food for thought and room for discussion and debate. Permitted room, of course...

More Than Meets The Eye Permits At 674 15th Avenue [SocketSite]
An Architect’s Nightmare And Discretionary Review Irony [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (135) | (email story)

May 20, 2011

More Than Meets The Eye Permits At 674 15th Avenue

674 15th Avenue

Building permits would suggest only the kitchen cabinets and bathroom vanity have been replaced at an "estimated cost of $10,000" since purchased for $935,000 in August 2005.

674%2015th%20Avenue%20Kitchen.jpg

The listing photos, text, and floor plan for 674 15th Avenue might suggest a bit more.

674 15th Avenue Floor Plan

∙ Listing: 674 15th Avenue (3/2) - $1,095,000 [674-15thavenue.com] [Floor Plan]

Posted by socketadmin at 3:00 PM | Permalink | Comments (39) | (email story)

1001 California #3 Take Two: No Apples Just Envy

1001 California #3: Master Bath

As we first wrote in August 2009 about the third floor at 1001 California, the Beaux Arts building over which Vincent Friia once presided:

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.

1001 California #3: Before and After Floor Plans

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.

1001 California #3: Dining

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.

Listed for $7,250,000 at the time, the price was eventually reduced down to $6,300,000 before being withdrawn from the market without a sale in October 2009. 1001 California #3 is now back on the market in May 2011 listed for $5,995,000.

∙ Listing: 1001 California #3 (2/2.5) - $5,995,000 [1001california.com] [MLS]
A Full 1001 California Floor Which Would Have Made Vincent Friia Flip [SocketSite]
One Expensive One-Bedroom In A Beaux Arts Building We Love [SocketSite]
When Friia Ruled San Francisco Real Estate (A Reader’s Recollection) [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (9) | (email story)

May 18, 2011

An Architect’s Nightmare And Discretionary Review Irony

311-313 Eureka

From one of two sisters living at 309-311 Eureka, a two-unit building that has been in their family since 1964 and which the sisters would like to raze, rebuild and reoccupy:

I have lived in the building for the past 19 years and my sister Clare has lived here for most of that time as well in the other unit. Once this project is complete, both Clare and I plan to move back into the new units.
Based on early records from the water department, the building was originally built as a single family home but was converted to 2-units at some point prior to my parent’s ownership. The lower unit is sub-standard. It has low ceilings (only ~7’4), is constantly cold and dark because it has limited access to direct light and also has a tendency for mildew. It is essentially a 4-room basement apartment. There is a huge disparity between the two units in terms of size, with the upper unit being the only one considered a family-sized unit.
In 2007, our family initiated discussions about a project that would enable my sister and I to continue to live in the building with our partners, each in a family-sized unit. During those discussions, the question of whether to pursue a remodel or a demolition came up. We evaluated the reality of modifying the existing building to achieve our goal of 2 family-sized units and recognized that there was nothing of the existing building worth saving.
∙ The foundation, where it exists, is old brick. It would need an entirely new foundation to support any new structure or addition to the existing building.
∙ The ceiling height of the ground floor would need to be elevated, meaning the floor of the upper unit would be moved (and the walls that support that floor).
∙ The ceiling height of the upper unit would be lowered (and the walls that supported that ceiling).
∙ The peaked roof would need to be replaced by a flat roof.
Based on the extent of the changes we needed to make, it seemed likely that the Planning Dept would declare the project a “de facto” demolition, so we chose to file form demolition. This seemed like the honest, practical and above all, safest way to pursue the project.
I know one of the City’s concerns regarding demolition is that it may reduce affordable housing. In this situation, it is the only way that my sister and I can afford to stay in the neighborhood we were born in and the city that we love.

San Francisco’s Planning Department supports both the demolition of the current building and construction as proposed.

311 Eureka Rendering

Opposing the project, however, are a couple of neighbors, including architect George Hauser whose stated issues include the potential "demolition of a historically significant building," a new building inconsistent "with the character of the neighborhood," and the impact on "a significant tree."

At the heart of the matter, however, appears to be the impact on the "light, air and privacy" on the portion of Hauser’s home at 313 Eureka which was expanded, and to which lot line windows were added, three years ago.

From Mr. Hauser to the owner of 311 Eureka in 2009:

When I was undertaking the design for my remodel at 313 Eureka Street you made me aware that you were contemplating a replacement building at 311. I attempted to engage you in an effort to concurrently design our respective buildings. In the absence of your own resources to advance your thinking about the design for 311 and based on my extensive experience in residential design, I offered to assist you with schematic designs for 311. I did this because I wanted to be assured that our projects would be compatible to the maximum extent possible, especially with respect to the issues of access to light, air and privacy. You refused my offers and I was forced to proceed without the benefit of understanding your specific intentions.
Out of a deference to certain impacts that a vertical expansion of 313 would have had on surrounding properties, including 311, I made some very modest additions to the sides of my property, even though there is substantial unused zoning volume above my existing building. The 311 additions that were permitted and eventually constructed were unopposed by neighbors. Now, 3 years after my project was noticed and after it is 100% complete and occupied by me and my family, you have prepared plans for 311 that take almost full advantage of the 311 permittable zoning envelope, reflect an intention to invest millions of dollars in construction costs and show absolutely no consideration or sensitivity to the design of 311. In fact, you have designed 311 in such a way as to nullify some of the most important features of 313, especially with respect to access to light, air and privacy. I find this approach extremely insensitive, at the very least. The sums of money involved in the proposed 311 project alone warrant the forethought and collaboration I requested of you 3 years ago.

311-313 Eureka Rear

Tomorrow, it’s up to the Planning Commission to decide with whom they’ll side.

309-311 Eureka Discretionary Review Analysis [sfplanning.org]

Posted by socketadmin at 4:00 PM | Permalink | Comments (88) | (email story)

Opportunity (For Neighborhood Goodwill At The Very Least)

42 Fernwood Drive

It's a contractor’s special versus cosmetic fixer and priced to attract attention at $599,000 with offers due next week. We not only see potential but opportunity for neighborhood goodwill as well, at least once the reconstruction of 42 Fernwood is complete.

42 Fernwood Drive Kitchen

UPDATE: With respect to wonky angles, a plugged-in reader reports: "Viewed it. The house really is leaning sideways. The camera angle is accentuating that, but not by too much."

∙ Listing: 42 Fernwood Drive (3/2.5) 1,976 sqft - $599,000 [42fernwood.com] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (18) | (email story)

May 17, 2011

844 Bay Returns As An Apple Remodeled (And If Only It Were 888…)

844 Bay Street: Exterior

As we wrote about 844 Bay in August 2008:

In 2004 844 Bay Street (the one with the red door) was a two-bedroom single-family home of two thousand and thirty-five square feet and sold for $1,550,000 ($761 per square foot). Having been completely rebuilt and remodeled, a four thousand and five hundred square foot 844 Bay Street closed escrow this past Friday (8/8/08) with a reported contract price of $4,600,000 ($1,022 per square foot). They were asking $5,249,000.
We assume no plugged-in person would ever make the mistake of confusing that 34% increase in the price per square foot with market appreciation (not that over one thousand a square foot is anything to be sneezed at). We have to note, however, that industry statistics will.

As a plugged-in tipster notes, 844 Bay has returned to the market as a high-end apple listed for $4,800,000 ($1,067 per square) and likely wishing its address were 888.

UPDATE: Well, while we wouldn’t call it a "completely through remodel," we did miss the permit that a plugged-in reader didn’t for the wine cellar addition, bathroom retiling and master suite reconfiguration which was completed in 2009. That being said, we're still calling it an apple but with a minor asterisk.

UPDATE: Forget the asterisk, we’re now pulling our "apple" designation altogether.

While not referenced in the building permit for the latest remodel, the permit fees for which were based on an estimated project cost of "$5,000," our aforementioned reader correctly notes the kitchen was also remodeled, the floor replaced, and a number of other improvements have occurred as well.

The kitchen and floor at 844 Bay in 2008:

844 Bay Kitchen 2008

The kitchen and floor today:

844 Bay Kitchen 2011

∙ Listing: 844 Bay Street (3/3.5) - $4,800,000 [MLS]
That Same House In Address Only Sells (And Gooses The $/SQFT) [SocketSite]
The Same House In Address Only: A Contemporary 844 Bay Street [SocketSite]
Rolling Easy Eights Up North (And Here At The High-End) [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (28) | (email story)

May 3, 2011

New World (And Neighborhood) Colors Flying On An Old World Facade

1163-1165 Harrison

Behind the old school façade sporting new school colors at 1163-1165 Harrison, a blend of Victorian bones, an industrial styled stainless steel kitchen, and an open top floor lie.

1163-1165 Harrison Top Floor

Technically two units but currently living like one, there’s also a one garage that’s accessed from the alley behind the building. And while the building was just listed as a single-family home for $899,000, it has been on the market for a month as a two asking the same.

1163-1165 Harrison Bottom Floor

As the building looked when purchased for $322,000 in 1998:

1163-1165 Harrison circa 1998

∙ Listing: 1163-1165 Harrison (3/2) - $899,000 [somavictorian.com] [MLS]

Posted by socketadmin at 10:00 AM | Permalink | Comments (13) | (email story)

April 29, 2011

Yes You Can, Can, Can Once Again On Broadway

1805 Broadway

Perhaps it’s simply a fat finger error, but as a plugged-in reader notes, the "Can, Can, Can" home at 1805 Broadway which was on the market in 2009 asking $4,859,900 before quickly being reduced and withdrawn and then relisted for two weeks earlier this year at $4,199,000 has returned to the MLS listed as "1801" Broadway with a $3,999,000 price.

Purchased from the Feinstein family for $3,400,000 in November of 2006 and then remodeled in 2008, the property remains available for rent asking $18,500 a month and listed a little more liberally on craigslist at 5,000 square feet with seven bedrooms as it was in 2009 as well.

The inspiration for a reader's "can, can, can" line:

1805 Broadway Kitchen

UPDATE: And as the kitchen looked circa 2006:

1805 Broadway Kitchen Before

∙ Listing: "1801" Broadway (6/6.5) 4,400 sqft - $3,999,000 [MLS]
You Can, Can, Can (And A Grand Reduction) At 1805 Broadway [SocketSite]
$18500 / 7br - Prime, Outst 7bd, 6bth Vict single family [Craigslist]

Posted by socketadmin at 12:45 PM | Permalink | Comments (11) | (email story)

Atop The Two-Unit TIC Market

1372 Union Dining

As we wrote this past October:

The plans to add a third story and terrace at 1372 union were first approved in 2002, renewed in 2007 (along with plans to excavate for a garage), and finished up this year.
Atop the building now sits a 3,200 (plus) square foot penthouse with framed bridge views and 800 square feet of outdoor space. Asking $3,295,000 as a TIC.

Relisted anew in January and then reduced to $3,250,000 in February, yesterday the sale of 1372 Union closed escrow with a reported contract price of $2,700,000, 18 percent under original expectations but still $844 per square foot for the penthouse TIC in a two-unit building (i.e., with lower barriers to condo convert).

1372 Union: Eight Years Later Its Penthouse Finally Pops Up [SocketSite]
Condo Conversion 2011: Are You Feeling Lucky Punk? Well, Are You? [SocketSite]

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

April 20, 2011

Plans To Restore The Landmark Nightingale House At 201 Buchanan

201 Buchanan (www.SocketSite.com)

As plugged-in people know, the Landmark Nightingale House at 201 Buchanan sold for $1,536,000 last year, down from $1,605,000 in 2007.

In front of San Francisco’s Historic Preservation Commission this afternoon, the six-figure plan to restore of the exterior of the Nightingale House. And while no changes to the use or configuration of the building are currently proposed, and the interior still has a long way to go, the restoration work would include:

∙ Replacement of the non-historic asphalt shingle roofing
∙ In-kind replacement of two chimneys and removal of a deteriorated one
∙ Repair and replacement of deteriorated window sashes with African mahogany sashes
∙ In-kind replacement of all redwood gutters and copper downspouts
∙ Selective repair and in-kind replacement of exterior millwork
∙ Off-site restoration of the period steel and iron fencing and reinstallation
∙ Recreation of missing balconies, matching the forms shown in historic photographs
∙ Recreation of the jib doors that opened from the parlors to the missing balconies
∙ Recreation of the missing gable tip finials and ridge crest

In summary, as proposed the project "would retain and repair or replace in-kind most historic elements of the façade, including the wood cladding, brick chimneys, wood gutters, soffits, moldings and ornaments, windows, and fencing" while "no distinctive materials, architectural elements, or spaces that characterize the property would be removed."

And yes, this is the place SFGate was advertising reporting as "fully restored."

Inside The Nightingale’s Landmark Nest At 201 Buchanan [SocketSite]
The Nightingale House (201 Buchanan) Looks For Another Landing [SocketSite]
The Landmarked Nightingale House (201 Buchanan) Hits The Market [SocketSite]
Historic Preservation Commission Agenda: 4/20/11 [sf-planning.org]
Request to Restore 201 Buchanan Street [sfplanning.org]

Posted by socketadmin at 11:45 AM | Permalink | Comments (6) | (email story)

April 14, 2011

231 12th Avenue Before, After And Potential Boast Debate

231 12th Avenue Before

Nine months ago the Inner Richmond home at 231 12th Avenue hit the market as an upper case "FIXER-UPPER" with good bones asking $850,000, it closed escrow with a reported contract price of $800,000 this past October.

231 12th Avenue Kitchen Before

Since renovated and boasting an "open flowing layout," 5 bedrooms, and 3,000 square feet, none of which we’ll debate, the home is back on the market listed for $1,595,000.

231 12th Avenue Kitchen After

In terms of the listing's "Best in Class!" boast, however, that’s one we’ll let you debate.

231 12th Avenue After

∙ Listing: 231 12th Avenue (5/3.5) 3,000 sqft - $1,595,000 [MLS]

Posted by socketadmin at 4:30 PM | Permalink | Comments (25) | (email story)

An Amazing Down To The Studs "$75,000" Renovation At 55 Rico Way

55 Rico Way

The down-to-the-studs remodel in 2004 included a horizontal addition, so we’re assuming the single-family Marina home at 55 Rico Way is living larger than the 1,846 finished square feet per public records (the listing doesn’t specify beyond "greatly expanded").

55 Rico Way Kitchen

Per the permit, the estimated cost for the down to the studs renovation and expansion of the home was $75,000, the figure off of which permit fees would have been figured.

We’d be willing to bet the cost of renovating the kitchen alone ran close to $75,000, and yet some wonder why minimum permit fees have had to be raised for all.

∙ Listing: 55 Rico Way (3/3) - $2,200,000 [55rico.com] [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (45) | (email story)

April 8, 2011

1136 De Haro Returns Looking (And Living) A Little More Euro

1136 De Haro

Purchased for $751,000 in 2005, the little single-family Potrero Hill home at 1136 De Haro is looking and living a little more Euro today (above) than it did back then (below).

1136 De Haro Before

And it looks to be living larger than its 900 square feet as well, especially on a warm sunny day when the new deck off the new kitchen or space below are in play.

1136 De Haro Rear

∙ Listing: 1136 De Haro (2/1) 900 sqft - $799,000 [MLS]

Posted by socketadmin at 11:15 AM | Permalink | Comments (82) | (email story)

April 7, 2011

A Peek Behind The Gate And Inside The (Re)Treat At 1127 Bowdoin

1127 Bowdoin

The first floor of 1127 Bowdoin was built in 1952, the second added in 1984. In 1987 the kitchen was remodeled with maple counters around a classic Wedgewood stove and doesn't look dated in the least (unlike a lot of the newer construction about town).

1127 Bowdoin Kitchen

A work studio sporting "built-in cabinetry, gas heat, and track lighting" was built out back in 1977 and is reached by way of redwood decks.

1127 Bowdoin Studio

And while there's no parking and you can debate the price ($649,000), it's a little (re)treat as far as we're concerned.

∙ Listing: 1127 Bowdoin (1/1.5) 1,120 sqft - $649,000 [1127bowdoin.com] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (13) | (email story)

April 5, 2011

The Freshly Re-Finished Façade Of 2523 Steiner

2523 Steiner: 4/5/11 (www.SocketSite.com)

No, it’s not an underground Fresh & Easy that's popped up in Pacific Heights, but rather the re-finished façade of 2523 Steiner which plugged-in people saw coming and well before.

Once again, the property which was foreclosed upon in 2009 with no bidders at $2,408,718 cash on nearly $3 million owed is back on the market in 2011 listed for $1,450,000 with possession at close of escrow (i.e., no tenants over which to fret).

Pacific Heights For 50 Percent Below 2006 Expectations And Debt [SocketSite]
A Quick Curb A-Peel Change For A Weathered Wooden Facade [SocketSite]
It’s Not Just Condos That Are Going Rental [SocketSite]
San Francisco's First Fresh & Easy Should Open Second Week In May [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (52) | (email story)

April 1, 2011

A Quick Curb A-Peel Change For A Weathered Wooden Facade

2523 Steiner: 4/2/11 (www.SocketSite.com)

Three days ago the foreclosed upon 2523 Steiner hit the market and we promptly featured the property and its façade, the condition of which drew a few comments. Today, a plugged-in tipster catches the painters hurriedly at work before the first open house this weekend.

I did not previously know the house but only recognized the…facade from your post. I said to myself, "ah, there is that house that was on SocketSite." Anyway, a paint crew is out there painting the wood portion of the facade. The color was banana yellow--let's hope that will be the undercoat.

Well, we hate to dash your hopes, but that’s not an undercoat. And the rest of the non-brick portion of the façade will be receiving a coat of green, a little test patch of which you can see above the shrub on the left.

For the sake of consistency, we’re keeping all comments on our original piece. And once again, no April Fools (or Photoshop involved). Cheers.

Pacific Heights For 50 Percent Below 2006 Expectations And Debt [SocketSite]
No April Fooling As 3362 Jackson Returns Swinging Like Pat Burrell [SocketSite]

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

No April Fooling As 3362 Jackson Returns Swinging Like Pat Burrell

3362 Jackson

It’s no April fooling as 3362 Jackson which was purchased out of probate for $2,500,000 in July 2009 has just returned to the market completely rebuilt and listed for $10,000,000, swinging for the fences like Pat Burrell on opening day.

3362 Jackson Living

The "State of the Sexy" Presidio Heights home now sports six bedrooms, big bridge views from the master suite, and a lower level with theater, wine cellar and a sweet patio perch.

3362 Jackson Patio

∙ Listing: 3362 Jackson (6/7) - $10,000,000 [teedhaze.com] [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (57) | (email story)

March 31, 2011

From Quintessential To Designer And A New "$15,000" Kitchen

2721 Sacramento #B Kitchen Before

2721 Sacramento #B wasn’t listed as a "designer" condo when it sold for $1,400,000 in 2008. At the time, it was simply "quintessential." Since then, however, and amongst other improvements, the kitchen has been remodeled from the above to the below.

2721 Sacramento #B Kitchen After

According the permit and associated fees for the remodeling, that’s a $15,000 job. But if you buy that, you really don’t understand the rules of the game. Or if you'd be willing to bid that work for $15,000 let us know, we'll keep you busy all year.

Back on the market and asking $1,450,000, while not noted this time around, in 2008 the condo was listed at 1,350 square feet.

∙ Listing: 2721 Sacramento #B (2/2) - $1,450,000 [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (84) | (email story)

Living Large In 435 Square Feet: Inside 86 Stanton

86 Stanton

Behind the little gate and down the flagstone steps at 86 Stanton, a 435 square foot cottage originally constructed in 1918 but recently remodeled lies on two lots.

86 Stanton Floor Plan

And while its surrounding grounds (or at least the yard) could use some care, we’re totally crushing on what’s now inside, from the Pedini kitchen to the sleek bath (or shower).

86%20Stanton%20Living.jpg

Just listed for $1,150,000, the cottage is also being offered for rent at $3,000 a month. We'll let you run the numbers.

UPDATE: As a number of plugged-in readers have quickly and correctly noted, while the permit to remodel 86 Stanton was pulled in 2006, in 2008 a permit was filed to build a new three-story house on the font half of the double lot but has yet to be approved.

∙ Listing: 86 Stanton (1/1) 435 sqft - $1,150,000 [86stanton.com] [MLS]

Posted by socketadmin at 7:30 AM | Permalink | Comments (59) | (email story)

March 30, 2011

To Enclose Or Not To Enclose, That's A Reader's Question Of The Day

Glass Enclosed Shower at 845 Montgomery

As an an old post based on a plugged-in reader's comment leads another reader to recently rethink the addition of a pot filler to her kitchen, today we turn to the bathroom:

I'm hoping to do one of those bath-in-the-shower-enclosure setups [like at Jackson Square] and wondered if people had any experience with them. It'll be a sealed steam shower enclosure.

A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]
See Inside But Not Around Jackson Square (845 Montgomery) #C [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (10) | (email story)

March 29, 2011

542 Valley Closes For $558 Per Contemporary Square Foot

542 Valley

Listed for $2,995,000 in 2008 but taken back by the bank this past October with $1,648,285 owed on its first, the bank-owned sale of 542 Valley closed escrow yesterday with an "over asking" contract price of $1,701,000.

Call it $558 per foot for the 3,051 square foot home which was rebuilt by Len Brackett in a contemporary Japanese style on a double Noe Valley lot.

A Contemporary Japanese Estate In Noe (And No, It's Not Ellison's) [SocketSite]
A Little Too Japanesey Indeed As 542 Valley Goes Back To The Bank [SocketSite]
Numerology Nuts Take Note As 542 Valley Returns REO In Noe [SocketSite]

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

March 25, 2011

Of Course You Deserve 566 Kansas, But Does It Deserve You?

566 Kansas

Purchased for $1,540,000 in October 2005 when listed as a 1,750 square three-bedroom home with high ceilinged storage space and garage, 566 Kansas was remodeled in 2006. Think all new bathrooms, a new kitchen, and two new bedrooms below.

566 Kansas Kitchen

This week, the Potrero Hill home returned to the market as a 2,962 square foot four-bedroom "oasis for a deserving buyer" listed for $1,899,000.

566 Kansas Bath

Of course you deserve 566 Kansas, our only question is whether or not it deserves you?

∙ Listing: 566 Kansas (4/3) 2,962 sqft - $1,899,000 [566kansas.com] [MLS]

Posted by socketadmin at 5:00 PM | Permalink | Comments (26) | (email story)

Two For The Price Of One Atop Nob Hill

As we wrote last month:

With $49,853 past due on a $1,950,000 mortgage taken out in November 2006, the two units on the 14th floor of Gramercy Towers which were combined to create a 2,300 square foot three-bedroom with "top of the world views" were taken back by the bank a year ago.
First relisted by the bank for $1,100,000 a hundred days ago, they’re down to $999,999.

Today, the sale of combined two units closed escrow with a reported contract price of $960,000. With a unit merger that doesn’t appear to have been previously approved by the city, might we see the two units soon reappear?

50 Cent (On The Dollar) In Da Condo On Nob Hill [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (0) | (email story)

March 22, 2011

170 Saint Germain: Before, After And A Peek Inside (Poke To Follow)

170 St. Germain Before

Having been expanded both horizontally and vertically and completely rebuilt since being purchased for $1,400,000 in 2003, 170 St. Germain Avenue has just returned to the market as a 4,300 square foot contemporary home listed for $4,500,000.

170 St. Germain Today (www.SocketSite.com)

According to the listing, "professional photos" are to follow and there won’t be any Sunday open houses. We’ll keep you plugged-in on both accounts.

∙ Listing: 170 St. Germain Avenue (4/3) 4,300 sqft - $4,500,000 [MLS]

Posted by socketadmin at 4:00 PM | Permalink | Comments (33) | (email story)

March 21, 2011

The Bernal Cottage At 48 Cortland Before, After And Recently Reduced

48 Cortland 2006

In 2003 the 360 square foot earthquake cottage at 48 Cortland was purchased for $400,000 by way of a $320,000 first and $80,000 second. Three years later the cottage appears to have been refinanced with a $412,500 first and $47,000 second.

This past August, 48 Cortland sold for $348,000 (13 percent below 2003) having been listed for as much as $499,000 in 2009. Since remodeled, reapplianced, and repainted, the Bernal cottage returned to the market listed for $669,000 three weeks ago.

48 Cortland 2011

Today, they’re asking $619,000.

∙ Listing: 48 Cortland (2/1) - $619,000 [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (42) | (email story)

March 18, 2011

Fair Trade Square Feet

A "diamond in the rough" in need of "major TLC," the 1,200 square foot two-bedroom Bernal Heights home at 821 Moultrie was listed for $499,000 last July and sold for $460,000 this past August.

Permits for relocating the kitchen while adding new bedrooms, baths and interior stairs from the first to second floor were filed the day after its sale and issued a week later.

Now a four-bedroom home of 1,670 square feet with three baths but one less parking space, 821 Moultrie is back on the market and listed for $798,000.

∙ Listing: 821 Moultrie (4/3) 1,670 sqft - $798,000 [MLS]

Posted by socketadmin at 1:45 PM | Permalink | Comments (14) | (email story)

Two Years And A Cosmetic Upgrade Later For $31,000 Less

This two-bedroom, two-bath Baycrest Towers condo with one car parking was purchased February 2009 for $530,000 in need of "major cosmetic upgrades."

201 Harrison #210 Before

Two years and new appliances, bathroom fixtures, and flooring later, 201 Harrison #210 has returned to the market cosmetically renovated and listed for $499,000.

201 Harrison #210 Kitchen After

∙ Listing: 201 Harrison #210 (2/2) 784 sqft - $499,000 [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (27) | (email story)

March 17, 2011

Live Like A Modern Day Memeber Of The Sea Captain's Clan On Vallejo

1745 Vallejo

Designed by Henry Gutterson and built in 1917 as part of a six home development for the extended family of a Bay Area sea captain, 1745 Vallejo is officially half of a two-unit condominium association which shares a stone faced two-car garage on Vallejo

1745 Vallejo Living

Purchased for $1,270,000 in 2004, the 2,831 square foot home has since been seismically upgraded and renovated "with an eye for quality and a respect for its architectural history."

1745 Vallejo Kitchen

And while not yet listed nor official inventory, as a plugged-in tipster notes, 1745 Vallejo is now back on the market and asking $1,998,000 in 2011.

∙ Listing: 1745 Vallejo (3/2.5) 2,831 sqft - $1,998,000 | Floor Plans [1745vallejo.com]

Posted by socketadmin at 12:30 PM | Permalink | Comments (17) | (email story)

March 14, 2011

Mid-Century Noe Modern Contemporary At 687 28th Street

687 28th Street Before

Born a Mid-Century home in 1953, and purchased as such for $820,000 in 2003 (up from $480,000 six years earlier), 687 28th Street has returned to the market looking a bit more contemporary inside and out and listed for $1,250,000.

687 28th Street 2011

∙ Listing: 687 28th Street (3/2) 1,567 sqft - $1,250,000 [MLS]

Posted by socketadmin at 8:00 AM | Permalink | Comments (18) | (email story)

March 10, 2011

Behind The Modest Facade Lies...An Even More Modest Little Cottage

4279 22nd Street Cottage

No that’s not the modest façade of 4279 22nd Street, but rather the little cottage with bamboo floors and earthen plaster walls out back for which we have a serious soft spot.

∙ Listing: 4279 22nd Street (2/2) 1,670 sqft - $1,099,000 [MLS]

Posted by socketadmin at 3:00 PM | Permalink | Comments (8) | (email story)

An Apple (For Now) At 135 Rue Locust

135 Locust

Built in 1906, the "Cape Cod" styled Presidio Heights home at 135 "Rue" Locust has been rather nicely remodeled and updated since.

135 Locust Living

And speaking of remodeling, three months ago a permit was filed to convert the attic into a habitable third floor, remodel the baths on the second, and seismically update throughout the house at an estimated total cost of one million dollars.

135 Locust Floor Plans

But we’re getting of ourselves. Purchased for $3,000,000 in February 2009, the currently 2,800 square foot home is back on the market in March 2011 listed for the same.

∙ Listing: 135 Locust (4/3.5) 2,800 sqft - $3,000,000 [nealwardproperties.com] [MLS]

Posted by socketadmin at 9:45 AM | Permalink | Comments (35) | (email story)

March 7, 2011

Contemporary Interior Behind A Mid-Century Façade

10 Sunview Drive

Purchased for $740,000 in February 2008 by way of three loans totaling $753,000, over the next four months the interior behind the Mid-Century Modern façade at 10 Sunview Drive dropped its Modern bones in favor of a "contemporary" vibe.

10 Sunview Drive Living

Back on the market and asking $899,000.

∙ Listing: 10 Sunview Drive (3/2) 1,730 sqft - $899,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (23) | (email story)

25 McLea Court #A Returns Sprinkled Flooded With Style

25 MLea Court #A: Living

Looking a lot less stylish when purchased for $1,100,000 in July 2005, the two-bedroom McLea Sprinkler Factory condo #A at 25 McLea Court is back on the market in 2011 for the same price but with eighteen foot custom bookshelves, a high definition AV system with an eleven foot retractable screen, and a skylight that’s retractable as well.

25 McLea Court #A: Kitchen

Stairs from the mezzanine lead up exclusive-use roof deck overlooking the city. And as the unit looked in 2005:

25 McLea Court #A in 2005

∙ Listing: 25 McLea Court #A (2/2) 2,100 sqft - $1,100,000 [25mclea.com]

Posted by socketadmin at 12:00 AM | Permalink | Comments (14) | (email story)

March 2, 2011

A Restored 250 Santa Paula Avenue Comes Up Short

250 Santa Paula Avenue

From the listing for 250 Santa Paula Avenue:

This work of art was originally designed by Angus McSweeney, a prominent San Francisco architect who is credited with the design of several residential high-rises in Russian Hill, Nob Hill, and Pacific Heights; as well as his collaboration with several other accomplished architects on the building of St. Mary's Cathedral on Gough. McSweeney and his bride Beryl moved into the home after it was built in 1925.
Wilke Colter, a San Francisco attorney and his family, purchased 250 Santa Paula from McSweeney, and then eventually left it vacant for 25 years. Now it has been lovingly restored into an engineering masterpiece and an inviting and luxurious home.

Asking $2,995,000 in 2008 and relisted at the same price a few times since, the St. Francis Wood home is now back on the market as a "short sale" listed for $2,399,000.

UPDATE: A tip of the hat to a plugged-in reader who saw it coming back in 2009.

And to clarify, the home sold for $910,000 in 2003 following its 25 year vacancy and prior to its big renovation ($815,000 in permitted work alone).

In 2005 a $2,000,000 loan was taken out on the property while two months ago another loan for $2,183,044 was recorded which we’re assuming was used to pay off the 2005 note (which was in default). If not, someone has some splainin' to do.

∙ Listing: 250 Santa Paula Avenue (5/6) - $2,399,000 [863katy.com] [MLS]

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

February 25, 2011

Steel, Glass And Wood Behind The Victorian Facade At 778 Clayton

778 Clayton Living

If you happened to tour the "Mork-Ulnes Design Clayton Street Residence" on the AIA’s 2009 San Francisco Living Home Tour, the address for which was correctly pre-identified by a plugged-in reader, you’ve already been inside.

778 Clayton Catwalk

At the time, however, 778 Clayton wasn’t on the market. But today, the renovated 2,618 square foot Victorian condo with modern Norwegian flair (think steel, glass and lots of blond wood) has been listed for $1,595,000.

778 Clayton Master

∙ Listing: 778 Clayton (3/2) 2,618 sqft - $1,595,000 [778claytonstreet.com] [MLS]
AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge [SocketSite]

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

February 24, 2011

Glen Park Plan, Arts Complex, And A Buena Vista Expansion Proposed

While the Planning Commission reviewed the latest Glen Park Community Plan in a special session this morning, this afternoon the Commission will review a request to convert the two-story building at 140 9th street into an arts complex ("including two dwelling units, eight group housing units, and artist studio and gallery space") and the proposed rebuilding of 449 Buena Vista East, a project that was first submitted to Planning in 2005.

The Project includes a major alteration to the existing one-and-a-half-stories-over-garage, two-unit residential building, built circa 1923.

449 Buena Vista Avenue East as Proposed

It includes an approximately 5’‐0” horizontal front addition (which results in façade alterations), a horizontal rear addition that does not increase the overall depth of the building, and a vertical addition that results in a height increase of 12’‐0”.

Opposed by the elderly neighbors to their right above who believe the project "will substantially reduce direct eastern sun light exposure to the back of their house and to their rear balcony," the project sponsor offered to expand their neighbors deck in order to provide them with more accessible usable open space, an offer the neighbors declined.

449%20Buena%20Vista%20Proposed%20Rear.jpg

After five-and-a-half-years years of review and revision, and a full story shorter than originally proposed, the Planning Department recommends the Planning Commission approve the plans for 449 Buena Vista Avenue despite their neighbors opposition.

Glen Park Community Plan [sfplanning.org]
San Francisco Planning Commission Agenda: 2/24/11 [sfplanning.org]
140 9th Street Arts Complex Proposal [sfplanning.org]
449 Buena Vista Avenue East Proposal [sfplanning.org]

Posted by socketadmin at 12:15 PM | Permalink | Comments (20) | (email story)

February 23, 2011

1823 Jackson: Before The Before And The "Fresh New" Now

1823%20Jackson.jpg

Built as a single-family home but then legally converted to a six unit building (which it legally remains), 1823 Jackson was Ellis Acted in 1999 and sold for $3,050,000 in 2007.

Since remodeled and "updated to an exquisite, luxurious condition," 1823 Jackson returned to the market last May asking $5,850,000 for the now "two-unit" building with six bedrooms and six full baths atop a lower level guest suite.

1823 Jackson Entry New New

Reduced and delisted this past December, today the property returned to the market listed anew for $4,995,000 and touting the "fresh new look" above versus the old new below.

1823 Jackson Entry Old New

Another look at the "fresh new look" over the now old new:

1823 Jackson Sitting New New

1823 Jackson Sitting Old New

And we'd be remiss if we didn't note the built-in rotisserie:

1823 Jackson Kitchen

∙ Listing: 1823 Jackson (8/6) 6650 sqft - $4,995,000 [MLS]
San Francisco’s DUM Policy In Principle (And Action At 2037 Jefferson) [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (14) | (email story)

Hartter’s Party Of Five Seven House Returns At 818 Steiner

818 Steiner

Built for Louis Hartter, his wife Emily Geisel and their five children in 1899, the 5,693 finished square feet of 818 Steiner were completely refinished between 2004 when purchased for $1,620,000 and 2007 when sold for $3,400,000.

It's now four years later and the Martens & Coffey designed Alamo Square Victorian is back on the market and asking $3,200,000. The sale in 2007 was $550,000 under original ask.

∙ Listing: 818 Steiner (6/4.5) 5,693 sqft - $3,200,000 [818steiner.com] [MLS] [Floor Plans]

Posted by socketadmin at 9:15 AM | Permalink | Comments (5) | (email story)

Take Two For An Orange On Oak And Bumper Apple Crop On Masonic

767 Oak (www.SocketSite.com)

Purchased for $1,245,000 In May 2007, the "Historic Sullivan Home" at 767 Oak Street returned to the market this past September asking $1,389,000 with a new master bathroom, a new deck off the back, and a number of other changes.

Withdrawn from the market this past December following five list price changes, 767 Oak Street has now returned to the MLS listed for $1,295,000. At the same time, with over eight months on the market (but not on the MLS) at $2,095,000, 1499 Masonic is now official inventory and with an official "five days" on the market according to industry stats.

1499 Masonic Facade Crop

Once again, the remodeled Ashbury Heights Victorian on Masonic was purchased for $2,275,000 in 2005. And yes, the façade listing photo is tightly cropped for a reason.

∙ Listing: 767 Oak Street (3/3.5) 2,588 sqft - $1,295,000 [MLS]
∙ Unlisted Listing: 1499 Masonic (3/2+1/1) - $2,095,000 [MLS]
No Apples (And Fewer Period Details) Here: 767 Oak Before And Now [SocketSite]
(A) 1499 Masonic Set Back [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (1) | (email story)

February 18, 2011

A Lavishly Remodeled 75 Lansing Returns Boasting Feng Shui To Boot

75 Lansing #1

Purchased for $620,000 in September 2006 but "lavishly remodeled" with Venetian plaster, Italian tile, and exotic woods, and with a floor plan "inspired by a Feng Shui Master," 75 Lansing #1 returned to the market at the end of 2010 asking $1,098,000.

Reduced to $978,000 and then withdrawn from the MLS three days ago, yesterday the two-bedroom condo was listed anew for $899,000 with an official "one" day on the market per MLS based stats and reports.

∙ Listing: 75 Lansing #1 (2/1) 1,299 sqft - $899,000 [MLS]

Posted by socketadmin at 7:45 AM | Permalink | Comments (26) | (email story)

February 16, 2011

The Scene Of The Accident (And Proposed Liberty-Hill Alteration)

937 Valencia Historic

In front of San Francisco’s Historic Preservation Commission this afternoon, the application for exterior alterations and site work at 937 Valencia yields a rather bizarre background photo labeled "only known historic photograph of property" (top right circa 1931).

937 Valencia Existing

As proposed, the alterations for the Italianate residence within the Liberty-Hill Historic District include "replacement of the main entry staircase, relocation/replacement of the secondary stair, replacement of the side entry door, construction of a concrete garden wall, and replacement of the existing garage door."

937 Valencia Proposed

San Francisco Historic Preservation Commission Agenda: 2/16/11 [sf-planning.org]
937 Valencia Proposed Alterations Hearing Packet [sf-planning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (16) | (email story)

February 10, 2011

Restored Richard Neutra Flat Returns As A Rather Targeted Rental

2056-2058 Jeffferson

Withdrawn from the market a year ago when asking $3,950,000 for the restored Richard Neutra duplex at 2056-2058 Jefferson, it’s a plugged-in reader that catches the upper unit now listed for lease on Craigslist asking $8,500 a month.

Yes, the rental includes access to that swanky 800 square foot roof deck "with panoramic views of the Golden Gate Bridge and the Bay" (but no longer the Palace of Fine Arts).

2056-2058 Jeffferson: Historic Roof Shot

We'll also note the reference of proximity to the St. Francis Yacht Club and an option to lease the flat fully furnished (although we might suggest modernizing the bedroom decor).

Restored Richard Neutra Modern In The Marina: 2056-2058 Jefferson [SocketSite]
Modernist Gem near St. Francis Yacht Club with Expansive Bay View [craigslist]

Posted by socketadmin at 3:00 PM | Permalink | Comments (8) | (email story)

A Two Becomes A One With Room To Entertain At One Rincon Hill

425 1st Street #4706 Living

Purchased as a One Rincon Hill two-bedroom for $1,250,000 ten months ago, 425 1st Street #4706 has returned to the market with one less bedroom but all 1,238 square feet and asking the same. In the words of the listing agent:

Similar two-bedroom units present a challenge for entertaining more than six people for cocktails, while this unit can comfortably host a dozen or more for drinks or eight for a formal dinner.

As the floor plan looked before the renovation when "Bedroom Two" was removed, the entrance to the adjoining bathroom was changed, and a bathtub looks to have been removed (and perhaps converted to a closet):

One Rincon Hill '06' Floor Plan

In related ''06 stack news, the resale of 425 1st Street #806 closed escrow yesterday with a reported contract price of $835,000.

∙ Listing: 425 1st Street (1/1.5) 1,238 sqft - $1,250,000 [MLS]
The Latest (By Two Weeks) One Rincon Hill "06" Comp [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (36) | (email story)

February 7, 2011

332 Hill Returns As A Contemporary

332 Hill

Down the street from the streamline moderne design of 849 Sanchez, and originally constructed in 1963, 332 hill has been rebuilt and expanded as a "contemporary modern" home, the (floor) plans for which were first approved in 2005 and completed in 2008.

332 Hill Living

Purchased for $972,000 in 2003 having sold the year before for $818,000 (it's funny how well those "short-term holds" once worked), they're asking $2,795,000 today.

∙ Listing: 332 Hill (3/3) - $2,795,000 [332hill.com] [MLS]
Mo’ Moderne Atop Liberty Hill (Or Not) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (12) | (email story)

February 3, 2011

A Battle Between The Well-Connected And The Well-Heeled Resumes

2507 Pacific Avenue

The battle between a well-connected development team renovating the big Pacific Heights home at 2507 Pacific and a well-heeled neighborhood of objectors is back in front of San Francisco’s Planning Commission tomorrow having been continued from two weeks ago.

Once again, the 3,509 square foot home at 2507 Pacific was "listed" last January at $2,500,000, updated as in contract within two days, and then closed escrow in March with a reported contract price of $2,500,000.

For the sake of continuity, we’re directing all comments to our original thread.

Comments: We’ve Got Ours (And Don’t Want Yours) In Pacific Heights [SocketSite]

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

January 31, 2011

3953 Sacramento Returns Anew Again

3953 Sacramento Kitchen

As we wrote this past August:

Purchased out of probate as a vacant two-unit building in need of TLC and sold "as-is" with "no further responsibility/liability implied or expressed whatsoever" this past January, 3953 Sacramento has returned to the market asking $3,525,000 as a "renovated to the studs" single-family home with "au pair" unit below.
Permits would suggest that the two-bedroom on the third floor was relocated to the first while the one-bedroom on the second floor was combined with the third, although the new listing notes three bedrooms on the third floor and only one on the first.

Withdrawn from the market in December without a reported sale, according to a plugged-in tipster the property should return to the market this week with new photography, new floor plans, and a new lower list price of $3,200,000.

∙ Listing: 3953-3955 Sacramento (4/4.5) - $3,200,000 [presidioheightsmodern.com]
3953 Sacramento Returns As A Single-Family Home Plus "Au Pair" [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (7) | (email story)

January 26, 2011

Calling All Mormons To 676 San Jose

676 San Jose

Purchased for $875,000 in 2005, the Victorian home at 676 San Jose was taken "to the studs," expanded (including a new two-bedroom unit below) and modernized in 2006.

676 San Jose Kitchen

Now boasting seven bedrooms and three (although we seem to count four) bathrooms over 3,701 square feet and listed for $1,595,000 ($431 per square) in 2011.

∙ Listing: 676 San Jose (7/3) 3,701 sqft - $1,595,000 [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (52) | (email story)

January 21, 2011

Remodeled Art Deco In Character At 1083 Clay (#302)

1083 Clay Street #302 Kitchen

We’ve long been a fan of the Donald MacDonald designed Art Deco building at 1083 clay. And while it’s not exactly our style, nor our color palette, we can appreciate a nicely remodeled unit that’s both modern and true to the style of the building.

∙ Listing: 1083 Clay Street #302 (1/1) 983 sqft - $789,000 [1083claystreet.com] [MLS]
Speaking Of Stucco, Curved Bay Windows, And Fireplaces (1083 Clay) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (28) | (email story)

2209 9th Avenue Sports An Open Market Eight In 2011

2209 9th Avenue

Plugged-in people had the full scoop and knew it would be coming back soon. And now 2209 9th Avenue has officially returned to the market listed for $829,000.

To summarize: purchased for $1,126,000 in 2005, listed for $1,195,000 in 2008 and last asking $939,000 before being withdrawn, the Henry Hill home was foreclosed upon this past December with a bid of $687,900 on San Francisco’s courthouse steps.

The home has been remodeled a bit since, we’ll let you decide to what effect.

∙ Listing: 2209 9th Avenue (2/1) 1,204 sqft - $829,000 [MLS]
The Full 2209 9th Avenue Scoop: Sold And...Coming Back Soon [SocketSite]
Oh Henry! As 2209 9th Avenue Is Handed Back To The Bank Sold! [SocketSite]
Two Well Designed Data Points We Wouldn't Dismiss Out Of Hand [SocketSite]
Mid-Century Modern That’s Been Remodeled: 2209 9th Avenue [SocketSite]
Another Mid-Century Modern Casualty: A Shift In Tastes Or Appetites? [SocketSite]
A Well Designed District 4 Data Point Is Withdrawn (2209 9th Ave) [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (17) | (email story)

January 20, 2011

We’ve Got Ours (And Don’t Want Yours) In Pacific Heights

2507 Pacific Avenue

With no major projects in front of San Francisco’s Planning Commission today, this afternoon’s agenda is dominated by proposed additions and expansions of single-family homes such as the proposed project at 2507 Pacific Avenue.

The proposal is to construct a garage in the front yard beneath a new entry stair and to construct an addition at the rear of the existing three-story, single-family house. The proposed rear addition will be approximately 18’ deep at the basement and first floor levels and 8’ deep at the second floor level.

The proposed project is opposed by their two (2) adjacent neighbors, thirty-five (35) others on the block or across the street, and the Pacific Heights Residents Association. Not a single neighbor near or far is on record with their support. But the Planning Department does recommend approving the project.

The proposed rear addition is shorter in height than the westerly neighbor’s building and is set back 11’-0” from the side of their building. The rear addition is similar in height to the easterly neighbor’s rear addition, and is approximately 3’-0” shorter in depth. In areas with a dense building pattern, some reduction of light to neighboring buildings can be expected with a building expansion. The Residential Design Team (RDT) does not find the project to result in an unusually great impact on light, nor does the RDT find the addition to be uncharacteristically deep or tall.
The proposed garage door is 9’‐0” wide and almost identical to both adjacent garage insertions in terms of width, height, and detailing. It is consistent with the Garage Guidelines and not out of character with the neighborhood pattern.

A headline from the applicant’s supporting documentation: "ALL PROPERTIES ON THIS BLOCK HAVE GARAGES EXCEPT THE SUBJECT PROPERTY." And some insight from the former to the current owner of 2507 Pacific:

I don’t understand the reaction of some the neighbors who came to the meeting at my former home at 2507 to hear your architect tell about your plans for some expansion at the rear of the house. All which seem to be less and smaller than the code allows. You don’t seem to be asking for permission to add more than should be allowed.
The one neighbor to the east…was the most vocal about preserving everything just as it is and also the most irrational. He makes such a fuss and the funny thing is that in the years since he bought the house in 1990, he has never lived there, I doubt if they have stayed over more than a night or two because they spend all their time where they live in Santa Rosa. I have always been very aware of the lack of activity of someone living there, except for a caretaker who lives in the attic. Funny that they voiced questions to you about how large your family is and how many would be living in the house when their house is sitting empty.
Until a few years ago, there was a huge tree in my garden on their side which cut out all of their view up behind the houses to the west, which he now professes to want to preserve. But there is no view up behind the houses to the west that is now defined by the back of the…house and it doesn’t seem that your extension would extend further than [theirs].
Your proposal to add 8 feet to your house on their side seems like a very reasonable thing. Please note that their house already sticks out further than your house on their west side and probably 10 feet further on their east side where their kitchen/breakfast room is. So your addition would not affect their kitchen light. Your house is the smallest of the houses on this end of the block and an addition has always seemed like one I would have wanted to do but never was able to attempt. I’m not surprised that a new owner would have the same feelings.
The house to the west…is the largest of the houses on this end of the block and must stick out over 20 feet past the back of 2507. This extension has a generous setback on your side for windows and light should you add to your house on that side. I don’t believe he will [lose] much sun, especially since his kitchen and breakfast room is on the opposite side and will not be affected.
Another neighbor [at 2517] was suprisingly vocal and one would wonder why, since he cannot see the back of 2507 because [another objecting neighbor's] house sticks out so far. I doubt that he can see it even if he goes all the way to the back of his garden. Another neighbor mentioned to me that he was upset because he has a son who he wants to buy a house close by so their grandchildren could be close. Thus he must be sour grapes because he would have liked to buy the house that you bought and would make trouble for you for no good reason.
Having lived in 2507 for over 40 years I have not been aware of any neighborhood objections being so vocal and for no reason. The houses across the street, 2500, 2510, 2512 have all had extensive remodels in recent years and there was no neighborhood meeting that I was aware of.

UPDATE: As has been noted, the 3,509 square foot home at 2507 Pacific was "listed" last January at $2,500,000, updated as in contract within two days, and then closed escrow in March with a reported contract price of $2,500,000.

And yes, the buyers are the same people behind projects like 2849 Pacific down the block.

San Francisco Planning Commission Agenda: January 20, 2011 [sf-planning.org]
Discretionary Review Analysis: 2507 Pacific Avenue [sf-planning.org]
2849 Pacific: A Million Dollar (Double) "Take" [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (98) | (email story)

January 19, 2011

Plans For The Inner Mission Fixer At 1376 Florida Come Up Short

1376 Florida

In April 2007 the Inner Mission fixer at 1376 Florida sold for $700,000. Since then "fully approved plans" have been secured and "permits are ready to be issued" for rebuilding the property as two "low energy condominiums" totaling 3,000 square feet.

1376 Florida Plan

Returned to the market professionally priced at $850,000 early last year, reduced to $799,000, then to $749,000, and then to $649,000 before being withdrawn last October, the property has just returned to the market as a short-sale listed for "$300,000."

∙ Listing: 1376 Florida (3/2) – "$300,000" [MLS] [1376florida-sf.com]

Posted by socketadmin at 11:30 AM | Permalink | Comments (23) | (email story)

January 18, 2011

A Sweet Sweat Equity Single-Family Under Five

487 47th Avenue

While the house needs some work and all the floors a good sanding, there is granite and "stainless steel" in the kitchen. And with a list price of $429,000 for the District 1 (no, not 10) single-family home, perhaps there’s room for some sweet sweat equity.

∙ Listing: 487 47th Avenue (3/1) - $429,000 [MLS]

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

January 12, 2011

A Vintage Mini-Vertical For The Cow Hollow Fixer At 3025 Scott

3025 Scott Street

The"Vintage Cow Hollow Edwardian" at 3025 Scott Street features some nice original detailing but needs some "TLC" as it did when purchased for $2,750,000 back in 2006.

Having failed to sell in 2010 when last listed for $2,100,000, today the District 7 fixer returned to the market MLS listed for $1,900,000 and with an official "one day" on the market according to those MLS based stats and industry newsletters.

UPDATE: "Apple" designation since removed as a pair of plugged-in readers note the buy in 2006 appears to have been a strategic bid by the uphill neighbor(s) to protect views and the property has reportedly been returned to the market with an easement aimed at restricting any increases in height.

And yes, the "vertical" in our headline shall remain. We're going with prescient.

∙ Listing: 3025 Scott Street (3/2.5) 2,557 sqft - $1,900,000 [MLS]

Posted by socketadmin at 1:30 PM | Permalink | Comments (49) | (email story)

January 10, 2011

San Francisco’s Four Seasons (765 Market) #27A: Winter 2011

765 Market #27A

In 2007 the 3,318 square foot #27A at San Francisco’s Four Seasons (765 Market Street) was purchased for $5,000,000. Since then the three-bedroom condo has been redesigned (think moving a bath and the kitchen) and renovated with "signature details" by Orlando Diaz-Azcuy Design Associates (think not cheap).

And while you won’t currently find it on the public facing MLS, and it’s far from being an "apple," the property is back on the market and asking $7,600,000 which includes the custom designed furniture.

UPDATE (1/11): While not up by the time we first published (yes, we checked), a property specifc website for 765 Market Street #27A is now live with a "price upon request" (which plugged-in people already know) and many more photos.

∙ Listing: 765 Market Street #27A (3/4.5) 3,318 sqft - $7,600,000 [fourseasons27a.com]

Posted by socketadmin at 3:30 PM | Permalink | Comments (21) | (email story)

Appealing To The Board To Overturn Planning On Lundys And Ord

136 Ord in 2008

As a plugged-in reader noted, the Board of Supervisors’ vote on the HIV related condo map appeal for 74-76 Castro was continued to their January 25 meeting.

In terms of other Planning related appeals, however, tomorrow’s Board meeting includes scheduled hearings for appeals of the Planning Department’s granted exemptions from environmental review for the renovation of 10 Lundys Lane and the proposed construction of a new single-family home on the front half of the lot at 136 Ord.

The "charming single-family home…on a large and sunny lot behind a white picket fence" at 136 Ord was purchased for $950,000 in 2008.

San Francisco Board of Supervisors Agenda: January 11, 2011 [sfbos.org]
Does Having HIV Make One Disabled? [SocketSite]
Appeal of Exemption from Environmental Review: 10 Lundys Lane [sfbos.org]
Appeal of Exemption from Environmental Review: 134-136 Ord [sfbos.org]

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

Albion Castle (881 Innes) Cuts To 151 Thrones

Albion Castle

While the $10,592 throne is still in place and the listing continues to advertise "seller financing available," the asking price for the Albion Castle (881 Innes Avenue) has been reduced another $200,000 to $1,599,000 (151 thrones).

Once again, the seller is a mortgage banker who purchased the property at auction for $2,090,000 in 2005, remodeled and renovated (enter said throne), and then returned the castle to the market in late 2009 asking $2,950,000.

∙ Listing: 881 Innes Avenue (4/2) - $1,599,000 [MLS]
The Albion Castle’s $10,592 Throne [SocketSite]
Care To Get Your Castle On? A Restored Albion Castle Returns [SocketSite]
Albion Castle Cuts $550,000 (19%), Now About That Karma... [SocketSite]
Calling All Kings...Albion Castle Cuts Another $500,000 (21 percent) [SocketSite]
Another Cut For Albion Castle (881 Innes Avenue) [SocketSite]

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January 7, 2011

765 Clementina Returns As A "Boutique SoMa Residence"

765 Clementina

Picked up for $820,000 in September 2009, the industrial "flex space" at 765 Clementina has since been repainted, redecorated, and repositioned as a "boutique Soma residence."

765 Clementina Detail

The 2,275 square foot warehouse residence is back on the market and asking $1,200,000.

∙ Listing: 765 Clementina Street (0/1) 2,275 sqft - $1,200,000 [MLS]

Posted by socketadmin at 8:10 AM | Permalink | Comments (29) | (email story)

55 Buena Vista Terrace Back Below Its 2006 Pre-Renovated Price

55 Buena Vista Terrace: Doors and deck

Purchased for $2,177,000 in April 2006 but significantly expanded and remodeled by architect Jonathan Feldman and interior designer Joseph Oroza since (including adding a new bathroom, turning outdoor space in, and remodeling the kitchen and dining), the now 3,106 square foot designer home with big glass doors and some big city views at 55 Buena Vista Terrace returned to the market in September 2008 asking $3,395,000.

Withdrawn from the market in November 2008 but then relisted anew in January 2009 asking $2,995,000, the list price for the designer home was reduced to $2,695,000 that February and then $2,595,000 that April before being withdrawn again that June.

Listed anew once again this past September with an "original" list price of $2,295,000 (and an official one day on the market per aggregate industry reports), as a plugged-in reader notes, yesterday the list price for 55 Buena Vista Terrace was reduced to $2,100,000.

∙ Listing: 55 Buena Vista Terrace (3/3.5) 3,106 sqft - $2,100,000 [MLS]
Big Swinging…Doors (And Here Comes The Competition) [SocketSite]
Riders On The Storm (The Doors Of 55 Buena Vista Terrace Reduced) [SocketSite]
From Easy Profit To Likely Loss For 55 Buena Vista Terrace [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (40) | (email story)

January 5, 2011

A Rebuilt 33 Prosper Returns As A "Modern Showcase"

33 Prosper

Purchased by Mr. Muhawieh for $920,000 in 2007, as plugged-in people know, a 33 Prospect in progress was taken back by the bank and resold for $770,000 this past April.

33 Prosper 2011

Having since been redesigned and rebuilt as "a modern showcase for urban living," the now 2,770 square foot home is back on the market and asking $2,350,000.

33 Prosper Master Lounge

Wood, stone, and a few odd modern showcase angles abound.

∙ Listing: 33 Prosper (3/3.5) 2,770 sqft - $2,350,000 [MLS]
Two More Muhawieh Comps Of Yore Head For The Courthouse Steps [SocketSite]
A Not So Prosperous At (And Under) Asking Sale For 33 Prosper [SocketSite]
An Ironic Address For Another Ex-Muhawieh Property (33 Prosper) [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (43) | (email story)

December 24, 2010

‘Twas The Night Before Christmas And An Apple Was Picked…

One South Park Holiday

Okay, so more accurately, ‘twas the night before the night before Christmas and an apple was picked. Purchased for $1,495,000 in October 2007 and "never occupied as a primary residence," the sale of 1 South Park #402 closed escrow yesterday with a reported contract price of $1,165,000, an apples-to-apples decline in value of 22 percent ($330,000) over the past three years.

And while we didn’t feature it before, and it’s not actually an apple (think new structural beams and the elimination of columns for the enlargement of the garage), a tipster's noted sale of 19 Delmar does fit our "night before the night" theme.

With a reported sale at $1,660,000, one could call it a 17 percent drop in value ($280,000) for the single-family Haight Ashbury "elegant Stick-Victorian" home since its purchase for $1,940,000 in March 2008, of course that wouldn’t account for the value of those improvements which were estimated to cost (versus be worth) an estimated $55,000 for the purposes of permitting.

A safe and merry Christmas to all, and to all a good night.

One South Park Starts Sprouting Apples (1 South Park #402) [SocketSite]

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December 17, 2010

A Peek Inside 3659 Washington For Those Feeling A Little Porny...

3659 Washington Foyer

It’s still not listed on the MLS nor official inventory, but as a plugged-in tipster notes, interior pictures for 3659 Washington are now online and worthy of a porny Friday post.

∙ Listing: 3659 Washington (5/5) 6,300 sqft per architect - $7,000,000 [ninahatvany.com]

Posted by socketadmin at 12:15 PM | Permalink | Comments (17) | (email story)

December 8, 2010

It's Not "3.25ish" For 41 Ford But Rather 3.25 Exactly

41 Ford Today

As we wrote in June:

Born in 1936 as a 1,315 square foot two-bedroom with one bath and purchased for $1,389,500 in November 2007, 41 Ford was been rebuilt as a 4,260 square foot four bedroom with four and one-half baths and parking for two (completed in 2009).
Back on the market in 2010 and asking $3,750,000, a sale at which would boost the neighborhood's average sale price (and possibly even shift the median), irrespective of any actual market appreciation (or not).

Relisted and reduced to $3,550,000 in September, the sale of 41 Ford closed escrow today with a reported contract price of $3,250,000 ($763 per square foot) and an "official" 90 days on the market (versus the 210 since originally listed) per MLS based stats.

As a plugged-in reader wrote when the property first went into contract:

[It will be] surprising (to me) if it went for the current list. That would be significantly higher than the 3.25ish that most people seemed to be guessing here (that is those who hazarded a guess).

So no, it's not "3.25ish" as plugged-in people said six months ago but rather 3.25 exactly.

41 Ford: Born A Two Bedroom, Rebuilt As A Four And Back [SocketSite]
An Average Of Only 212 1.3 Days On The Market For These Three [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (19) | (email story)

December 6, 2010

The Post-Litigation Oriental Warehouse Listing Parade Continues On

650 Delancey #111

As plugged-in people know, the litigation that has been hanging over the Oriental Warehouse (650 Delancey) has recently been settled paving the way for a plurality of new listings, the latest of which is number 111 listed for $1,095,000.

Purchased for $995,000 in June 2005, the sale won’t be apples-to-apples as the 1,554 square foot two-bedroom loft has since undergone a "stunning remodel" which included "only the very finest of finishes" in the kitchen (Wolf stove and Advantium oven) and baths (slate, Toto toilets, and "low voltage warm floors w/ their own thermostat[s]").

650%20Delancey%20%23111%20Kitchen%20After.jpg

Said kitchen before:

650%20Delancey%20%23111%20Kitchen%20Before.jpg

∙ Listing: 650 Delancey Street #111 (2/2) 1,554 sqft - $1.095,000 [MLS]
The Clouds Have Almost Cleared From Over The Oriental Warehouse [SocketSite]
The Oriental Warehouse (650 Delancey) [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (7) | (email story)

November 29, 2010

Heads-Up Near The Hallidie Building (130 Sutter)

Hallidie Building Historic

From a recent structural observation report for the Willis Polk designed Hallidie Building at 130 Sutter Street, San Francisco Landmark number 37 and one of the first examples of glass curtain-walled design:

The purpose of this inspection was to assess the general condition of ornamental metal and their anchorage to the building. We were limited to inspections of the first level of these metal pieces, which are located near the elevation of the second floor. We were assisted in this inspection with the use of a man lift.

Hallidie Building Deterioration

Removal of a portion of the metal cladding allowed us to inspect the interior of the metal pieces and thereby we were able to observe the attachment of these pieces to the building structure. The pieces are attached to various steel brackets which are in turn attached to steel out riggers that are an extension of the steel framework of the building. We noted that the steel brackets were not painted with in the concealed space of the metal pieces but were painted where they are exposed to the exterior. We also noted that the roof enclosure over the metal pieces appears to have been leaking for a considerable amount of time.

Hallidie Building Deterioration

Of considerable concern is the condition of the steel brackets observed. Pieces of the brackets have deteriorated to the point where they are no longer functional. The steel has completed delaminated and portions of the steel members have disintegrated. It is our opinion that it is just a matter of time before portions of the façade supported by these brackets will fall off of the building.
We strongly recommend that corrective action be taken immediately. Falling protection, some of which we noted has been installed, should be reviewed and complemented if found necessary. Removal of all badly deteriorated elements should begin as soon as possible.

On Wednesday an informational hearing regarding emergency work on the building will be heard by the Historic Preservation Commission as rehabilitation work on the landmark building requires a Certificate of Appropriateness from the Commission.

In the meantime, heads-up.

JustQuotes: Looking At SF Through Blue/Green Colored Glass(es) [SocketSite]
San Francisco Landmark 37: Hallidie Building (130 Sutter) [noehill.com]
Informational Presentation on Emergency Work at 130 Sutter Street [sf-planning.org]

Posted by socketadmin at 10:45 AM | Permalink | Comments (24) | (email story)

November 11, 2010

Five Months, Two New Bedrooms And One Long Fireplace Later...

156 Vicksburg

A dated 976 square foot two-bedroom with one bath when purchased for $865,000 this past May (originally asking $1,010,000), 156 Vicksburg has returned to the market as a "dramatic & chic" three-bedroom with two and one-half baths and a "sexy fireplace wall."

156 Vicksburg Living Room

Apparently long fireplace walls are thought to be the new new thing this year (or somebody was having a sale). And a peek inside the "before" (note the difference in ceiling heights):

156 Vicksburg Before

∙ Listing: 156 Vicksburg (3/2.5) - $1,598,000 [MLS]
1847 Scott Street Returns Anew (This Time For Reals) [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (49) | (email story)

This Is Not The Comp You’re Looking For On Frederick

119 Frederick

As we wrote two weeks ago:

While 290 Frederick is still searching for a buyer at 22 percent under its 2007 price, the single-family home down the street at 119 Frederick is finally in contract.
Purchased for $2,350,000 in 2001 and having been "lovingly remodeled" in 2004, the grand Edwardian returned to the market priced at $3,095,000 in December 2008. Reduced, withdrawn, and relisted a few times since, this past May its list price was reduced to $2,100,000 before going into contract five months later (two weeks ago).
While a sale at asking will likely be reported by some as simply 11 percent under its 2001 price, keep in mind that won’t account for the value of the remodeling. And rumor has it, the budget for said remodeling ran around a million dollars. Yes, $1,000,000 on top of the $2,350,000 paid in 2001.
But hey, at least a lot of remodeling and investment helps boost neighborhood medians.

And as a plugged-in reader added:

I'm surprised that no one has mentioned the custom-made tiger striped Tibetan rug on the staircase (with the head of the tiger meeting the intricately laid parquet floor in the entryway).
It's "renovations" like this, and the custom sewing table, and the hand painted skylight that was painted opaque to block the light in the kitchen (yes, you read that right), the faux wood painted paneling in the office and the front steps imported from Italy etc. etc. etc. that could easily push the budget to the rumored $1m. I, too, heard that number from the listing agent.

Yesterday the sale of 119 Frederick closed escrow with a reported contract price of $1,725,000 ($469 per square foot) for the District 5 "grand Edwardian." Call it 27 percent ($625,000) under its 2001 purchase price not accounting for the renovation.

Last Asking 11% Less Than 2001 (Not Accounting For That Remodel) [SocketSite]
Two 2 Million Dollar Sales And Now Two Months At 22 Percent Less [SocketSite]
Medians Are Up, But Don’t Confuse That With Increasing "Prices" [SocketSite]

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

November 5, 2010

From Easy Profit To Likely Loss For 55 Buena Vista Terrace

55 Buena Vista Terrace: Dusk

As we wrote about 55 Buena Vista in September of 2008 when listed for $3,395,000:

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.

As we added in February 2009:

55 Buena Vista Terrace was re-listed last month and recently reduced to $2,695,000 (now 21% under original asking).
Purchased for $2,177,000 in April of 2006, but significantly remodeled since (including adding a new bathroom, turning outdoor space in, and remodeling the kitchen and dining).

And as a plugged-in reader noted yesterday, 55 Buena Vista Terrace is back on the market once again and now asking $2,295,000. That’s $1,100,000 (32%) under 2008 expectations and likely well below 2006 acquisition-plus-remodeling cost.

∙ Listing: 55 Buena Vista Terrace (3/3.5) 3,106 sqft - $2,295,000 [MLS]
Riders On The Storm (The Doors Of 55 Buena Vista Terrace Reduced) [SocketSite]
Big Swinging…Doors (And Here Comes The Competition) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (23) | (email story)

November 3, 2010

1847 Scott Street Returns Anew (This Time For Reals)

1847 Scott Street

As we wrote about 1847 Scott Street in 2008 when asking $895,000:

Apparently the foundation is new, but not “completely finished.” And while there are approved plans “included in sale," we can't tell if those plans include the top floor penthouse which was a point of contention (and unsuccessfully appealed by the permit holder in 2006) or not.
We do like the location, and it is zoned RH-2, but do take note of the skinny lot and hence the need to push up (at least at this price).

Relisted anew in January 2009 and then February 2010 ("Fully entitled single family home project, excellent Lower Pacific Heights location"), the property sold for $795,000 in March.

Today, 1847 Scott Street was listed anew, this time for reals. From the listing: "Brand new modern luxury home seamlessly integrated behind historic façade."

1847 Scott 2010 (www.SocketSite.com)

Now sporting four baths, three bedrooms, a two car garage, and one loooong fire place.

1847%20Scott%20Inside.jpg

And now asking $1,995,000.

∙ Listing: 1847 Scott Street (3/4) - $1,995,000 [MLS]
It’s Not Exactly A Fixer, But Rather A Lot (And A Shell): 1847 Scott [SocketSite]

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October 29, 2010

Tricks And Treats

2409 Octavia

A month ago we asked readers to envision solutions for finishing off the lower third of the façade at 2409 Octavia. Our Halloween weekend top three:

While the windows might need to be faux, it’s always nice to see more green.
2409 Octavia Landscaped

An homage to 909 Tennessee (the last open house for which is November 9).
2409 Octavia Firehouse

And while likely not to be appreciated every day, it would be a hit a least once a year.
2409 Octavia Teeth

Cheers.

UPDATE: An hour after publishing this piece, the list price for 2409 Octavia was reduced $457,000 (13%), now asking $2,990,000. Boo.

From Seven To Three (And Rebuilt Facade) Over The Past Thirty Years [SocketSite]
909 Tennessee Scoop: Spruced Up And Soliciting "Fire Sale" Bids [SocketSite]

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1372 Union: Eight Years Later Its Penthouse Finally Pops Up

1372 Union Dining

The plans to add a third story and terrace at 1372 union were first approved in 2002, renewed in 2007 (along with plans to excavate for a garage), and finished up this year.

Atop the building now sits a 3,200 (plus) square foot penthouse with framed bridge views and 800 square feet of outdoor space. Asking $3,295,000 as a TIC.

∙ Listing: 1372 Union Street (4/3.5) 3,200 sqft - $3,295,000 (TIC) [1372union.com] [MLS]

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

October 28, 2010

The Clouds Have Almost Cleared From Over The Oriental Warehouse

650 Delancey Facade

While a bit of litigation ("your basic ‘construction defects’ issues such as water intrusion") has been hanging over the units at The Oriental Warehouse (650 Delancey), a plugged-in tipster reports that while not officially finalized, "all parties have agreed to the terms [of a settlement] and the developers’ insurance company has 45 days to pay the funds."

650 Delancey #408 Kitchen

The settlement might help explain the three new listings over the past month ranging from $999,000 for #408 which now sports Viking and Miele appliances, Paperstone counters and custom cabinetry in the kitchen (and new fixtures and Italian tile in the baths), to $1,150,000 for #215 which touts a gas range.

And then there’s 650 Delancey #213 with that beautiful staircase that’s now asking $1,198,000 (once asking $1,498,000 and having been on and off the MLS for two years).

The Oriental Warehouse (650 Delancey) [SocketSite]
∙ Listing: 650 Delancey #408 (2/2) 1,456 sqft - $999,000 [MLS]
∙ Listing: 650 Delancey #215 (2/2) 1,577 sqft - $1,150,000 [MLS]
∙ Listing: 650 Delancey #213 (2/2) 1,400 sqft - $1,198,000 [MLS]
A SocketSite Smackdown: Gas Versus Electric In The Kitchen [SocketSite]
(Not So) Simply For Our Love Of A Beautiful Staircase [SocketSite]

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Before And After And Behind The Green Door Of 2140 Bush Street #3

2140 Bush Street #3 Kitchen Before

The kitchen of 2140 Bush Street #3 before (above) and the kitchen after (below).

2140 Bush #3 Kitchen After

2140 Bush #3 Living Before

The living room before (above) and the living room after (below).

2140 Bush #3 Living After

The price before (March 2007): $920,000. And the asking price after: $1,195,000.

∙ Listing: 2140 Bush Street #3 (2/2) 1,677 sqft - $1,195,000 [2140bushstreet.com] [MLS]

Posted by socketadmin at 6:30 AM | Permalink | Comments (38) | (email story)

October 27, 2010

The Modern Bath Behind A Period Façade At 2705 Buchanan

2705 Buchanan

With a recently remodeled modern bath and "extensive seismic retrofitting" (estimated for the purposes of permitting at $94,600) soon after being purchased for $3,350,000 in October 2005, the sale of 2705 Buchanan won’t be apples-to-apples.

2705 Buchanan Bath

And while we’re not sure we get dual showerheads placed that close together, we are digging the skylight, shower tiles and hardware on that sink.

∙ Listing: 2705 Buchanan (4/3.5) – $3,495,000 [2705buchanan.com] [MLS]

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

October 26, 2010

Last Asking 11% Less Than 2001 (Not Accounting For That Remodel)

119 Frederick

While 290 Frederick is still searching for a buyer at 22 percent under its 2007 price, the single-family home down the street at 119 Frederick is finally in contract.

Purchased for $2,350,000 in 2001 and having been "lovingly remodeled" in 2004, the grand Edwardian returned to the market priced at $3,095,000 in December 2008. Reduced, withdrawn, and relisted a few times since, this past May its list price was reduced to $2,100,000 before going into contract five months later (two weeks ago).

While a sale at asking will likely be reported by some as simply 11 percent under its 2001 price, keep in mind that won’t account for the value of the remodeling. And rumor has it, the budget for said remodeling ran around a million dollars. Yes, $1,000,000 on top of the $2,350,000 paid in 2001.

But hey, at least a lot of remodeling and investment helps boost neighborhood medians.

∙ Listing: 119 Frederick (5/2.5) 3,675 sqft - $2,100,000 [Redfin]
Two 2 Million Dollar Sales And Now Two Months At 22 Percent Less [SocketSite]
Medians Are Up, But Don’t Confuse That With Increasing "Prices" [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (28) | (email story)

October 25, 2010

The Plans To Preserve (And Expand Upon) David Ireland’s 500 Capp

500 Capp Street

Artist David Ireland passed away in May 2009 a year after selling the 1886 Victorian he had lived in since 1975 and transformed into a work of art residence.

Purchased for $892,058 by Carlie Wilmans, granddaughter of arts benefactor Phyllis Wattis and director of the Phyllis C. Wattis Foundation, in a bid to preserve Ireland’s legacy, the proposal to rehabilitate and preserve 500 Capp Street will be heard this week.

500 Capp Street Rendering

The project will rehabilitate and restore the existing single-family residence, former home of conceptual artist David Ireland, for use as an artist-in-residence program and archive/study center (Community Facility), operated by the 500 Capp Street Foundation.
A free-standing, four-story residential (caretaker’s) unit with one off-street parking space will be constructed at the rear of the parcel. The Zoning Administrator will hear related rear yard, open space, and parking setback on street frontages variance requests for the proposed new building at the rear of the parcel.

500 Capp Street Rendering

The proposed project would result in two residential units (of approximately 2,440 square feet (sf) and 1,150 sf), one off-street parking space, and an approximately 1,320 sf archive/study center (Community Facility) in basement of existing building.

500 Capp Street Rendering Cutaway

The 500 Capp Foundation proposes to establish an artist-in-residence program with one to two artists occupying and being inspired by the existing house on a short-term residency. Exhibition of artworks related to the artist-in-residence program may occur on a limited basis. The David Ireland archive/study center in basement of existing building will be open by appointment only.

Jensen Architects is leading the architectural charge. And while the project requires a conditional use authorization from the Planning Commission to move forward, the Planning Department recommends the project’s approval (as do we).

Access to 500 Capp Street would be by way of open houses ("space in the house is limited and due to the delicate nature of the house and its’ contents, the open houses would be limited to a set number of people, not to exceed 20 per hour") and private tours.

David Ireland's 500 Capp Street: Inside And Soon To Be On The Market [SocketSite]
500 Capp Street Proposal And Designs [sf-planning.org]

Posted by socketadmin at 12:30 PM | Permalink | Comments (26) | (email story)

October 22, 2010

Bull-ish On Edgewood And New Listings From Which To Choose...

227 Edgewood Kitchen

We can't finger the original architect but Henrik Bull gets the credit for remodeling 227 Edgewood in the Sixties and Eighties. And while we might suggest a touchup in the Tens, we're still digging his Scandinavian flair.

In terms of other San Francisco properties from which to choose this week, while new listings are typically on the decline at this time of the year (having fallen an average of 8% on a week-over-week basis for this week in October over the past four years), 193 new listings hit the MLS over the past week, up 33% week-over-week and 47% year-over-year.

∙ Listing: 227 Edgewood Avenue (4/4) - $2,599,000 [227edgewood.com] [MLS]
Henrik H Bull [wikipedia.org]

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1813 Greenwich Returns With A New Facade And Double The Footage

1813 Greenwich 2010

Self dubbed "The Sage House," 1813 Greenwich has returned to the market as a 3,600 square foot "state of the art" three-bedroom home asking $3,650,000.

1813 Greenwich Kitchen 2010

And yes, 1813 Greenwich looked a bit different in 2006 when purchased for $1,400,000 as a 1,700 square foot three-bedroom home (but with only two baths).

1813 Greenwich Before

∙ Listing: 1813 Greenwich Street (3/4) 3,600 sqft - $3,650,000 [MLS]

Posted by socketadmin at 6:00 AM | Permalink | Comments (90) | (email story)

October 15, 2010

4252 22nd Street Then, Then, And Now

4252 22nd Street

As 4252 22nd Street looked above when listed as an unfinished "pre-foreclosure opportunity!" without kitchen for $749,000 a year ago July (having been listed for $1,495,000 in September 2008), it sold for $780,000 in September 2009.

As it looks listed for $1,595,000 today:

4252 22nd Street in 2010

And the kitchen that now exists:

4252 22nd Street Kitchen in 2010

∙ Listing: 4252 22nd Street (4/3.5) - $1,595,000 [MLS]
Okay, So How About Half? (4252 22nd Street Goes "Pre-Foreclosure") [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (16) | (email story)

October 8, 2010

One Ecker Take Two (Or Three)

One Ecker Lobby

As we wrote in July:

One Ecker Place has officially changed hands. And as a plugged-in tipster noted earlier this week, the sales office is positioning for a September grand (re)opening.
Asking $450,000 to $1,400,000 for the 475 to 1270 square foot units in 2008, the 51 condos are expected to be priced "in the $650 a-square-foot range, with the largest two-bedroom corner units priced about $800,000" in 2010 (i.e., reductions of around 40 percent).
The new owner paid $14 million for the building and is planning on spending another $5 million to finish construction and market the property. The previous owner had purchased the building for $13 million and invested the proceeds of a $15 million note converting the building to residential before losing the building to the bank.

Make that next week for the opening (or this weekend for the plugged-in people who are already on the interest list). And the junior ones with alcoves (which fit a queen sized bed) will start at $299,000; the one-bedrooms will start at $439,000; and the two-bedrooms will start at $599,000.

Our pick of the building is number 403, a top-floor corner two-bedroom with the view below, it's expected to be priced in "the upper $800’s" where prices top out.

One Ecker Window

For those who have previously toured the building (or been in escrow), the interior of the units will look the same. The lobby, hallways and other common areas, however, have been redone with a bit more designer flair. Still no doorman or parking if either are musts.

Full Disclosure: The sales team which was selected to represent One Ecker advertises on SocketSite but provided no compensation for this post.

As One Ecker Turns (Back On): September Grand Re-Opening Planned [SocketSite]
A Heller Manus Renovation Of 1 Ecker Place [SocketSite]
One (1) Ecker Place Update: Sales Office Open (And A Few Details) [SocketSite]
The SocketSite Scoop On One (1) Ecker Place: Going Condo Rental [SocketSite]
The Scoop On One (1) Ecker Place Redux: Going Condo Rental Condo [SocketSite]
As One Ecker Turns (Our Fourth Update): Selling In Receivership [SocketSite]
As One Ecker Turns (Over): Lender Forecloses As Nobody Bids [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (10) | (email story)

October 7, 2010

From Three Ellis Act Fixers To Three Remodeled TIC Flats On Jackson

1426-1430 Jackson

The three unit Nob Hill building at 1426-1430 Jackson was purchased for $1,800,000 last December having been listed as "3 big vacant Ellis Act fixer flats" for $2,050,000.

Having been "painstakingly remodeled with extreme attention…undergone major seismic upgrades, allowing expansion to a five-car underground garage…[and containing] new systems throughout," the building is back on the market as the "Jackson View Flats."

1426-1430 Jackson View

The list prices for the three TIC units now range from $1,199,000 to $1,399,000.

And interestingly enough, we didn’t notice any mention of the prior evictions in the marketing materials or listings this time around.

∙ Listing: 1426 Jackson (3/2.5) 2,080 sqft - $1,399,000 (TIC) [jacksonviewflats.com]
∙ Listing: 1428 Jackson (3/2.5) 2,020 sqft - $1,199,000 (TIC) [MLS]
∙ Listing: 1430 Jackson (4/2.5) 2,390 sqft - $1,399,000 (TIC) [MLS]
Prohibition On Condominium Conversion Passes [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (28) | (email story)

October 5, 2010

Save A Collective $21,700,000 On Hyde And Upper Broadway

2323 Hyde

Unlisted but on the market and asking $18,700,000 since the beginning of the year, 2323 Hyde Street has just hit the MLS with a new price of $15,000,000 and "1 day" on the market.

Built in 1899, at one time divided into apartments but then reconstructed and renovated from 2001 to 2002, the Willis Polk designed home on Hyde was commissioned by the widow of Robert Louis Stevenson in 1893. In 2003 the home was purchased by the Sperlings when listed for $15,000,000 as well.

Also owned by the Sperlings, the asking price for 2845 Broadway has recently been reduced from $65,000,000 to $47,000,000. As we wrote about 2845 Broadway when the property was first listed in 2006:

Apparently the original two structures at 2845 Broadway sold for $32 million in November 2002, cost of construction to date is estimated to be $18 million, and the "Buzz among brokers" is that it will cost another $8-16 million to finish the property.

The asking price for the Sperlings' home at 3450 Washington remains $19,500,000.

∙ Listing: 2323 Hyde (6/6.5) - $15,000,000 [warwickproperties.com]
2845 Broadway Is Withdrawn In 2010 After 1400 DOM At $65,000,000 [SocketSite]
The $65,000,000 House [SocketSite]
3450 Washington: Decorator Showcase 2010 Opens Up [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (14) | (email story)

September 30, 2010

From Seven To Three (And Rebuilt Facade) Over The Past Thirty Years

2409 Octavia

Seven units with a stucco façade when purchased in 1977, over the past thirty years the owners of 2409 Octavia have rebuilt the façade and recombined a few of the units; it’s now a three-level home over two legal units.

Back on the market and asking $3,447,000, bonus points for a photoshopped solution for finishing off the garage a bit more.

∙ Listing: 2409 Octavia (6/4.5) - $3,447,000 [Zephyr] [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (28) | (email story)

September 29, 2010

Before, After, And Back On The Market At 3878 Jackson

3878 Jackson Before and After

Picked up for $3,841,000 this past April (35 percent below expectations in 2008), the exterior and interior of 3878 Jackson have since been toned down with varying results (the monkey cage faux tortoise shell master bath is gone but so is the warmth of the façade).

The Presidio Heights home is now back on the market and asking $4,200,000.

∙ Listing: 3878 Jackson (5/3.5) 4,609 sqft - $4,200,000 [MLS]
Details, Details, Details (And Another Adjustment In Expectations) [SocketSite]

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

September 23, 2010

Mid-Century Modern On Mendosa (And Ugly Apple Down The Street)

29 Mendosa

With a Mid-Century Modern design "attributed to Henry Hill," and touting plans for a 750 square foot expansion of the second floor which were approved in 2007, the Forest Hill home at 29 Mendosa Avenue hit the market last week listed for $1,298,000.

29 Mendosa Avenue Courtyard

Purchased for $1,189,000 in 2004, the kitchen now sports "all new high-end appliances" as well as custom cherry cabinetry so unfortunately no "apples" here but lots of light.

UPDATE: Speaking of apples and Mendosa, three weeks ago the bank-owned sale of 135 Mendosa closed escrow with a reported contract price of $880,000. The property had changed hands with a recorded sale price of $1,150,000 in 2003 (as well as $1,580,000 (2006), $1,750,000 (2007) and $1,995,000 (2008) in between).

And yes, the sales in 2007 and 2008 and possibly even 2006 do look a little, uhh...funky.

UPDATE: Apparently this isn’t the first time 135 Mendosa has been mentioned on this site.

And to bring this post back around to 29 Mendosa, as the property looked when purchased in 2004 by way of MapJack.com:

29 Mendosa circa 2004

∙ Listing: 29 Mendosa (3/2) 2,001 sqft - $1,298,000 [29mendosa.com] [MLS]

Posted by socketadmin at 1:00 PM | Permalink | Comments (26) | (email story)

September 22, 2010

620 Euclid As-Is And Proposed

620 Euclid

The systems and seismic work has already been completed, but the 7,711 square foot Jordan Park home at 620 Euclid remains unfinished and partially gutted with some drywall already hung. Asking $3,100,000 as-is.

One estimate to finish the project came in at $913,768 with $50,400 budgeted for interior trim alone. And yes, we’ve got floor plans as per recent appraisal as well as proposed.

∙ Listing: 620 Euclid Avenue (7/6.5) 7,711 sqft - $3,100,000 [620euclid.com] [MLS]

Posted by socketadmin at 3:30 PM | Permalink | Comments (14) | (email story)

September 15, 2010

No Apples (And Fewer Period Details) Here: 767 Oak Before And Now

767 Oak (www.SocketSite.com)

In May 2007 the "Historic Sullivan Home" at 767 Oak Street hit the market listed for $1,241,000 and sold for $1,245,000. From the listing at the time:

Period detail: crown molding, medallions, Bradbury & Bradbury wpaper, brackets, bay win, pkt drs, pd lghtn, stained gl, wainscoting, inlaid hdwd flrs, fretwork. 2 levels w/ attached, separate entrance studio apt. LR has red, Italian marble wdbrng fp, formal DR w/ built-ins. Lg open kit includes ss appls, breakfast area & south-facing windows. You will feel like you are stepping back in time.

Back on the market today with a new master bathroom and deck off the back (and 673 additional listed square feet), the listing touts "modern upgrades."

A trio of before and now shots for the home:

767 Oak Living: Before and After

767 Oak Dining: Before and After

767 Oak Kitchen: Before and After

∙ Listing: 767 Oak Street (3/3.5) 2,588 sqft - $1,389,000 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (15) | (email story)

September 10, 2010

Number 10 Deming Street

10 Deming Living

Behind the subdued façade of 10 Deming a 3,180 square foot more modern home has grown. Four bedrooms and four baths, big living room windows with eastern San Francisco and bay views, and a protected patio with obligatory "fire pit and fountain" out back.

10 Deming Patio

∙ Listing: 10 Deming (4/4) 3,180 sqft - $2,695,000 [10deming.com] [MLS]

Posted by socketadmin at 1:30 PM | Permalink | Comments (18) | (email story)

Half Of Xiao-Yen’s House (3794 16th Street) Hits The Market

3794 16th Street

Known simply as "Xiao-Yen’s house" on Craig Steely’s website, 3794 16th Street is the lower half of the soup to nuts renovation. And it's now on the market asking $1,098,000.

3794 16th Street Bed

The steel exoskeleton is partially a seismic upgrade but also supports the decks and a pack of "bi-facial solar panels." Atop the building but not part of the unit for sale, a glass enclosed penthouse and sod roof grows. And on that unit we're calling dibs.

UPDATE: As the property looked before when purchased for $1,204,000 in January 2007:

3794 16th Street Before

∙ Listing: 3794 16th Street (3/2) 1,700 sqft - $1,098,000 (TIC) [MLS]
Xiao-Yen's House [craigsteely.com]

Posted by socketadmin at 12:30 PM | Permalink | Comments (52) | (email story)

September 8, 2010

The Penthouse Atop 1800 Gough Returns Renovated And Refined

1800 Gough Street

Asking $5,850,000 in 2006, the penthouse atop 1800 Gough Street sold for $4,000,000 in June of 2007. Since renovated, refinished and refined, the 5,208 square foot co-op has returned to the market asking $5,250,000.

1800 Gough Penthouse Foyer

As the upper level entertainment room (which opens to a private terrace) looked before:

1800 Gough Penthouse 2006

And as it looks now:

1800 Gough Penthouse 2010

∙ Listing: 1800 Gough #PH (4/4.5) - $5,250,000 [1800goughpenthouse.com] [MLS]
Speaking Of Relisting (And Reductions) [SocketSite]

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

August 31, 2010

From Apples-To-Apples To An Orange A Plum: 469 Clipper Returns

469 Clipper circa 2008 (Image Source: MapJack.com)

Purchased for $1,020,000 as a dilapidated Noe Valley Victorian in July 2008 ("no kitchen, no bath and the rear portion of the structure is falling off"), 469 clipper resold in no better condition (i.e., apples to apples) a year later for $750,000.

Since completely remodeled (i.e., no longer apples-to-apples and now reflecting return on investment versus simply underlying market appreciation or depreciation as the case may be), 469 clipper has returned to the market asking $2,299,000.

469 Clipper 2010

∙ Listing: 469 Clipper (3/3.5) - $2,299,000 [MLS]

Posted by socketadmin at 2:30 PM | Permalink | Comments (38) | (email story)

August 26, 2010

Let There Be Light, A Nice Neighborhood, And A Deck Off The Kitchen

1451 10th Avenue

We would have redone the kitchen a little differently, and the wet bath on the second floor isn’t going to be everyone’s cup of tea, but there’s a lot we like about 1451 10th Avenue including the light, neighborhood (mmm....Arizmendi), and deck out back.

1451 10th Avenue Deck

∙ Listing: 1451 10th Avenue (2/1.5) 1,275 - $799,000 [MLS]

Posted by socketadmin at 4:45 PM | Permalink | Comments (30) | (email story)

August 25, 2010

The Rebuilding Of 2900 Fulton Finally Takes Shape

2900 Fulton

A plugged-in tipster reports with respect to 2900 Fulton at the corner of 5th Ave:

Building is finally taking shape. The original developer (The Brown Companies) and a partner defaulted on the loan. After sitting on the market for almost a year, it sold for a bit over $1.1M. The original permits and entitlements are being used to construct a mixed-use building with three residential and one street retail unit.

The design by way of PLUM Architects:

2900 Fulton design

UPDATE (8/26): And the work in progress by way of a plugged-in tipster:

2900 Fulton: 8/26/10 (www.SocketSite.com)

PLUM Architects: 2900 Fulton [plumarchitects.com]

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

August 24, 2010

3953 Sacramento Returns As A Single-Family Home Plus "Au Pair"

3953 Sacramento

Purchased out of probate as a vacant two-unit building in need of TLC and sold "as-is" with "no further responsibility/liability implied or expressed whatsoever" this past January, 3953 Sacramento has returned to the market asking $3,525,000 as a "renovated to the studs" single-family home with "au pair" unit below.

3953 Sacramento Living

Permits would suggest that the two-bedroom on the third floor was relocated to the first while the one-bedroom on the second floor was combined with the third, although the new listing notes three bedrooms on the third floor and only one on the first.

∙ Listing: 3953 Sacramento (4/4.5) - $3,525,000 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (26) | (email story)

August 19, 2010

Two Renovated Corner Fours At (And Near) The Summit Of 999 Green

999 Green Exterior

Purchased for $2,325,000 in June of 2006 but touting a two year remodel by James Marzo Design, the 1,686 square foot #2604 at 999 Green just returned to the market asking $3,450,000 "completely furnished along with some rare art and Art Deco Furniture."

999 Green #2604 Living

Two floors above, the 1,791 square foot #2804 was purchased in 2007 for what we're assuming was $2,270,000 and then "renovated & redesigned from [floor] to ceiling w/ contemporary, custom finishes." It returned to the market in June asking $2,575,000.

999 Green #2804 Living

Last month its list price was reduced to $2,325,000.

∙ Listing: 999 Green #2604 (2/2) 1,686 sqft - $3,450,000 [MLS]
∙ Listing: 999 Green #2804 (2/2.5) 1,791 sqft - $2,325,000 [999green2804.com] [MLS]

Posted by socketadmin at 2:30 PM | Permalink | Comments (33) | (email story)

August 13, 2010

Weekend Woodwork And A Wish

274 20th Avenue Living

With some rather nice woodwork throughout, we only wish the kitchen had followed a bit more in the direction of the Arts and Crafts movement as well. Regardless, we note upgraded systems and seismic at $580 per square ($1,415,000) for the well kept home.

∙ Listing: 274 20th Avenue (3/2.5) 2,438 sqft - $1,415,000 [274-20thave.com] [MLS]

Posted by socketadmin at 4:45 PM | Permalink | Comments (20) | (email story)

255 Moultrie Returns Four Years (And Five Hundred Thousand) Later

255 Moultrie Living

Purchased for $775,000 in January of 2006 and suffering from "a series of unpermitted alterations and years of neglect," 255 Moultrie underwent a half-million dollar transformation by and for Studio S Squared Architecture’s Eugene Sakai.

By carefully preserving the front façade and opening up the floor plan to a full lot width, sun-drenched great room in the rear, the redesign retained the historic character of the Victorian while modernizing it for today’s lifestyles. The great room is designed as the functional heart of the house, and overlooks a modestly-sized, yet function-packed backyard designed and installed by a local landscape contractor.
A completely new foundation created room for a two car tandem garage and 600 s.f. of additional living space, and brought the house up to current seismic code. A modest [600 square foot] addition and change in roof pitch at the rear helped transform the cramped 2 bedroom, 1 bath house into a spacious, three-level 4 bedroom, 3.5 bath home with separate office, dining, and laundry rooms.

Back on the market today and asking $1,295,000, the listing does note "Architect's luxury residence!" but doesn’t name the name.

∙ Listing: 255 Moultrie (4/3.5) 2,371 sqft - $1,295,000 [MLS]
Studio S Squared: Moultrie Street Victorian [studios2arch.com]

Posted by socketadmin at 10:15 AM | Permalink | Comments (43) | (email story)

Videophiles Might Say Style Over Substance Clear As (481) Day

481 Day Living

Unless you’re running a sports bar, the ideal placement for a television is at eye level with the middle of the set. Of course not everybody cares about the ideal placement of their television in which case style over substance (from a videophile’s perspective) might rule.

Purchased for $1,100,000 in April 2005, 481 Day has been substantially remodeled since (including a newly terraced backyard) and is back on the market asking $1,695,000.

481 Day Deck

∙ Listing: 481 Day (3/3) 2,326 sqft - $1,695,000 [MLS]

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

August 12, 2010

A Previously Remodeled (And Since Repainted) 49 Hill Returns

49%20Hill.jpg

Listed for $1,799,000 in March of 2004, the remodeled single-family home at 49 Hill closed escrow a month later with a recorded contract price of $2,000,000.

49 Hill Dining

Since repainted and redecorated, the 3,000 square foot "Grand Victorian" returned to the market two days ago asking $2,595,000. As the facade looked before:

49 Hill Before

∙ Listing: 49 Hill (4/3.5) 3,000 sqft - $2,595,000 [49hill.com] [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (85) | (email story)

July 23, 2010

Contemporary Penthouse Under Cover Of A Victorian Facade

1770 Fell

You should know we’re suckers for natural light and indoor/outdoor living (especially when off the kitchen). Radiant heat, three car parking, and proximity to the park never hurts.

1770 Fell #5 Kitchen

And the saunas (both dry and steam) atop 1770 Fell are simply a bonus.

∙ Listing: 1770 Fell #5 (3/2) 1,984 sqft - $1,600,000 [1770fell.com] [MLS]

Posted by socketadmin at 2:30 PM | Permalink | Comments (42) | (email story)

Another Shot At A Once In A Lifetime Opportunity On Coleridge

106 Coleridge Kitchen

The new listing for 106 Coleridge at $1,295,000 touts, "Once in a lifetime opportunity." It had been listed for $1,495,000 in February before being withdrawn from the MLS in May. Of course the Bernal property wasn’t listed as short sale back then.

106 Coleridge

And while the renovated Victorian doesn’t feature the same level of detailing throughout, it does feature some rather impressive woodwork and design, which all makes sense seeing as how it's the home office of Clearheart Fine Design and Building.

∙ Listing: 106 Coleridge (4/3) 2,828 sqft - $1,295,000 (short sale) [MLS]
Clearheart Fine Design and Building [clearheart.org]

Posted by socketadmin at 7:00 AM | Permalink | Comments (21) | (email story)

July 20, 2010

No "Apples" But A Bit Of Garlic (And La Cornue) At 268 Lombard

268 Lombard #1 Living

A plugged-in tipster reports with respect to the condo at 268 Lombard #1:

After being owned by an artist, with sculptures adorning its decks, [268 Lombard #1] was bought in 2005 for $2.225M by an out of town owner (according to his agent and PropertyShark), and was never really lived in for 3 years.
After being listed for the same price in 2005, the author of the Stinking Rose Cookbook, Jerry DalBozzo bought the property in November 2008 for $2.207M, and has renovated the place over the course of a few months in a decidedly Mediterranean style.
We all thought this Italian chef/author was going to move in there, and were awaiting the smell of garlic filling up the air, but were surprised to see the place back on the market for $4.895M.

We’ll note the new La Cornue (not a CornuFé) in the kitchen, apparently the old Wolf wasn’t good enough.

And while not noted on its current listing, according to its listing in 2008 the condo is 2,546 square feet ($1,922 per at its current ask). It's been on the market for 53 days.

∙ Listing: 268 Lombard #1 (3/4) - $4,895,000 [telegraphluxury.com] [MLS]
Pommes Des Pommes (And A La Cornue) At 159 Cervantes [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (24) | (email story)

July 16, 2010

From A Two/Two To A One/Two At One Two Five Zero Jones

1250 Jones #1302 Floor Plan

While most dream of doing the opposite, 1250 Jones #1302 was converted from a two-bedroom to a one in order to expand the living room and kitchen (which now sports red Snaidero cabinetry, two Sub-Zero refrigerators, and a Gaggeneau cooktop/oven).

∙ Listing: 1250 Jones #1302 (1/2) 1,475 sqft - $1,195,000 [MLS]

Posted by socketadmin at 7:30 AM | Permalink | Comments (16) | (email story)

July 9, 2010

Bed, Bath And Beyond 56-58 Divisadero

58 Divisadero Bed

Renovated "beyond the studs" (i.e., new systems) in 2010, the two unit building at 56-58 Divisadero has been on the market but not the MLS for about a week asking $3,990,000.

58 Divisadero Bath

Today, the two units were officially listed as TIC's for $1,995,000 each.

58 Divisadero View

And yes, we’re suckers for a bed bathed in light (and with a view).

∙ Listing: 56 Divisadero (4/4) 3,396 sqft - $1,995,000 (TIC) [56divisadero.com] [MLS]
∙ Listing: 58 Divisadero (3/3) 2,544 sqft - $1,995,000 (TIC) [58divisadero.com] [MLS]

Posted by socketadmin at 11:30 AM | Permalink | Comments (23) | (email story)

June 30, 2010

More Mediterranean Villas For Less Money In St. Francis Wood

200 Santa Clara

While the more Spanish styled Mediterranean Villa at 299 Santa Paula Avenue remains on the market asking $4,950,000 (versus $5,900,000 a year ago), the more Tuscan styled Mediterranean villa down the street at 200 Santa Clara Avenue has just hit the market asking $2,798,000 having been purchased for $3,250,000 in May of 2005.

From the listing: "Built in 1929 this magnificent Masten and Hurd designed masterpiece has been exquisitely refurbished and renovated perfection with great care to preserve its historical design." And sincere bonus points for an "Estate-of-the-art" line.

A sale at asking would represent a 14 percent drop below its 2005 value for this St. Francis Wood home.

∙ Listing: 200 Santa Clara Avenue (4/5) 3,513 sqft - $2,798,000 [MLS] [Map]
299 Santa Paula Avenue: Still Muy Sweet But Now Under Cinco [SocketSite]
Mi Casa Es…Muy Sweet (And Large): 299 Santa Paula Avenue [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (18) | (email story)

June 28, 2010

Said New Façade On Howard Behind Which 464 Tehama Resides

464 Tehama's new Howard Steet Facade (www.SocketSite.com)

The new Howard Street façade for 464 Tehama above and as was originally built below.

464 Tehama's Original Howard Street Facade

A Collectable Apple (Save The New Façade On Howard) Closes [SocketSite]
No Words (Just Drool) [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (23) | (email story)

June 21, 2010

Behind The Remodel (And By The Numbers) For 28 Clarendon

28 Clarendon Inside

From Kwan Design’s description of "Clarendon House" which we identify as 28 Clarendon:

Completed in 2010, this project is a complete renovation of a two story mid-century house situated on a down slope lot. Two levels were added below the existing house with a central staircase and a four story courtyard served to bring natural light deep into the space at every level. The rear four story elevations composed of clear anodized minimalist windows and sliding doors that open to the views along its entire façade.

A glass wall at the entry stair, a small deck next to the kitchen, a courtyard with red cedar siding adjacent to the living room and skylights over the circulation area completes the indoor-outdoor experience at the main entertaining level. The lower three levels are bedroom suites with lounge area and panoramic views to the city.

And by the numbers for the property which just hit the market seeking $4,500,000: 3 bedrooms; 3.75 baths; and 4,537 square feet. Click the floor plan above to enlarge.

Kwan Design Architects: Clarendon House [kdarchitects.com]
The design & construction of the Clarendon house [kdarchitects.com]
∙ Listing: 28 Clarendon (3/3.75) 4,537 sqft - $4,500,000 [MLS] [MAP]

Posted by socketadmin at 12:00 AM | Permalink | Comments (37) | (email story)

June 17, 2010

There Were Bids For The Before Will There Be Bids For The After?

56 Sotelo Avenue

Listed for $1,599,000 as a bit of a fixer (or at least an updater) in July of 2007, 56 Sotelo Avenue sold for $1,900,000 a month later establishing a friendly neighborhood comp.

And sure enough, the property has been "updated" and whitewashed a bit since.

56 Sotelo Avenue Before and After

Back on the market and asking $1,995,000 for the 2,770 square foot Forest Hill home.

∙ Listing: 56 Sotelo Avenue (4/4.5) 2,770 sqft - $1,995,000 [56sotelo.com] [MLS]

Posted by socketadmin at 7:00 AM | Permalink | Comments (27) | (email story)

June 15, 2010

The Five Thousand Square Foot "Extension" Of 485 Elizabeth

485 Elizabeth circa 2008

Officially it’s a $1,750,000 "horizontal and vertical extension" of 485 Elizabeth, a 1,098 square foot single-family home that’s on its way to becoming two foot single-family dwellings (numbers 485 and 489) over four parking spaces in total.

485 Elizabeth 2010

The property was purchased for $1,400,000 in April 2008 with the stipulation that the seller deliver 311 approval to build two 3,000 square foot units on the lot. The seller had purchased the property in November 2005 for $860,000 with no such stipulation in place.

We’re assuming it’s speculative development and the two homes will be coming soon. Would any plugged-in readers care to claim and share the inside scoop?

Posted by socketadmin at 6:00 PM | Permalink | Comments (64) | (email story)

June 11, 2010

The Next (But Not Final) Chapter In Our 2874 Bush Street Story

2874 Bush Street: 2010 (www.SocketSite.com)

As we wrote this past November:

Listed as a short sale for $595,000, the Lower Pacific Heights single-family (but zoned RH2) home at 2874 Bush Street sold for $675,000 in June of 2003.
According to a plugged-in source a short sale has already been approved (although at exactly what price was unknown), and while most definitely a fixer (if not a gut and build), it could possibly be perfectly habitable with a bit of elbow grease.
Also noted, the walls seemed to be decorated with listings and other information about numerous other properties. And the grant deed from the buyer in 2003 to another party in September 2008 and then back to the 2003 buyer in January 2009 remains unexplained.

As we reported in December:

[W]hile the short sale of 2874 Bush Street closed escrow on 12/22/09 with what appears to be a "confidential" sale price on the MLS (and will be considered to be $595,000 with respect to industry reports), a bit of digging and calculating reveals the actual sale price to be $550,000 (18.5% under its 2003 contract price).

And of course as a tipster added:

Looks like moving day at 2874 Bush. Seeing the washer and dryer on the truck didn’t surprise me...but seeing the furnace sure did!

Having been rebuilt as a 1,941 square foot two-bedroom with three baths over the past six months, 2874 Bush Street has just returned to the market asking $1,049,000.

2874 Bush: Kitchen.jpg

∙ Listing: 2874 Bush Street (2/3) 1,941 sqft - $1,049,000 [MLS]
The Beginning Or End Of This (Or The) San Francisco Short Sale Story? [SocketSite]
A Quick Short(er) Sale And Key Word: Pre-Approved [SocketSite]
Personal Effects, Check. Washer And Dryer, Check. Furnace… [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (37) | (email story)

627 York Returns Newly Painted (But Permitted Work Not Complete)

627 York 2009.jpg

Listed for $699,000 as an owner occupied two-unit building last August, the sale of 627 York closed escrow with a recorded sale price of $690,000 in October (as it looked above).

Since then a permit was issued to replace windows, reconfigure the front stairs (from "L" to straight) and relocate the garage door. And an application was filed to enclose the rear porches, reconfigure and remodel the units, and seismically improve the structure.

627 York 2010

And while the property has been scrubbed, spruced and painted, and a stove replaced, it would appear, however, that neither the permitted work nor that for which has been filed has been completed. But the property has returned to the market asking $799,000.

∙ Listing: 627 York (3/3) - $799,000 [MLS]

Posted by socketadmin at 11:15 AM | Permalink | Comments (43) | (email story)

June 10, 2010

41 Ford: Born A Two Bedroom, Rebuilt As A Four And Back

41 Ford Before

Born in 1936 as a 1,315 square foot two-bedroom with one bath and purchased for $1,389,500 in November 2007, 41 Ford has been rebuilt as a 4,260 square foot four bedroom with four and one-half baths and parking for two (completed in 2009).

41 Ford Today

Back on the market in 2010 and asking $3,750,000, a sale at which would boost the neighborhood's average sale price (and possibly even shift the median), irrespective of any actual market appreciation (or not).

∙ Listing: 41 Ford (4/4.5) 4,260 sqft - $3,750,000 [41fordstreet.com] [MLS]

Posted by socketadmin at 4:45 PM | Permalink | Comments (61) | (email story)

June 9, 2010

From "Pot Filler" Comments To Personal Design Quirks

"The strangest personal quirk re household arrangement I ever came across was a friend who insisted on putting two bathtubs plus a shower in his master bath. One was a large tub so he and his wife could take baths together. The other was a standard size tub which would fill up quicker when he took a bath in the morning. The shower was for his wife."

And yes, the friend "has since remarried."

A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]

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

281 Clara Before And After's Architect's Condo On The Market

281 Clara (www.SocketSite.com)

The façade of 281 Clara is sporting a more modern new look by architect John McLean whose office just so happens to be located at 281 Clara #8 which just so happens to have hit the market asking $525,000. As the building looked before:

281 Clara Before

∙ Listing: 281 Clara #8 (1/1.5) - $525,000 [MLS]
John McLean, Architect [aiasf.org]

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

June 8, 2010

San Francisco’s DUM Policy In Principle (And Action At 2037 Jefferson)

Built as a single-family residence in 1926, converted to a two-unit building in 1981, and sold in 2009 (for $2,003,500), the new owners of 2037 Jefferson would like to return their building to a single-family residence.

The five criteria to be considered by Planning in evaluating any proposed dwelling unit merger (DUM) pursuant to Section 317 of the Planning Code:

1. Removal of the units would eliminate only owner occupied housing
2. Removal of the units and the merger with another is intended for owner occupancy
3. Removal of the units will bring the building closer into conformance with the prevailing density in its immediate area and in the same zoning district
4. Removal of the units will bring the building closer into conformance with zoning
5. Removal of the units is necessary to correct design or functional deficiencies that cannot be corrected through interior alterations

Unfortunately for the owners of 2037 Jefferson their DUM request has been deemed to fail criteria one (there’s a tenant), four (it’s zoned RH-2), and five (functional deficiencies are rather subjective). And as such, the Planning Department has recommended that the Planning Commission reject the application.

Keep in mind that the City’s stated objective for strictly controlling unit mergers is driven by a desire to retain existing housing and is rationalized by "the fact that existing rental housing stock is virtually irreplaceable given the cost of new construction."

Of course the latest long-term housing pipeline for San Francisco includes 46,600 units of new construction, including Avant Housing’s 194-unit 1880 Mission Street project which isn't the only rental project in the reality mix.

Dwellng Unit Merger (DUM) Review: 2037-39 Jefferson [sf-planning.org]
San Francisco’s Q4 2009 Housing Pipeline Report [SocketSite]
1880 Mission (Gardens) Now Slated For Spring 2011 Bloom [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (27) | (email story)

June 7, 2010

A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist

"My wife and I did a large kitchen renovation in our last house which included a pot filler (a faucet over the range). The pot filler was a huge hit and conversation starter with everyone that visited the house. That said we probably used the pot filler three times in three years.

We then sold the house and moved to another house within the same neighborhood and have become friends with the new owners.

At a recent dinner with the new owners of our old house, the wife told us that the added touch of the pot filler was the clincher that told her that she wanted the house. Then, in her next breath, she admitted that she had not used it since they moved in (November 2008)."

Faucet Over The Stove? Yes. Television Over The Fireplace? Well… [SocketSite]

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

May 25, 2010

15 Surrey Relisted And Reduced (And The Permit Clock Is Ticking)

15 Surrey Street: Rendering

Listed for $995,800 this past October touting "READY to brake (sic) ground," the 625 square foot one bedroom home at 15 Surrey with approved plans to become an "over 2800" square foot four-bedroom/three and one-half bath Glen Park view home has returned to the market asking $895,800.

The clock is now ticking, however, as the new listing notes: "permits issued." Keep in mind that the permits are technically for a "remodel" of the current property including a vertical and horizontal addition of 1,800 square feet (no word on what would appear to be an unaccounted for 375 square feet).

Once again, purchased for $731,000 in 2007 prior to said plans, approvals and permits. Kudos to the listing agent for including a photo of the current façade this time around.

15 Surrey Current Facade

∙ Listing: 15 Surrey (1/1) - $895,800 [MLS]
Suspended Disbelief (And Renderings) For 15 Surrey [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (20) | (email story)

May 17, 2010

A Newly Renovated 355 Bryant #308 Returns

355 Bryant #308: Living

Asking $1,100,000 in September 2000, a month later it closed escrow for $1,400,000. Back on the market in July 2005 asking $1,195,000, it sold for $1,200,000.

355 Bryant #308: Kitchen

Now newly renovated with a budget of almost a half-million dollars (think Boffi cabinets and a new loft level), 355 Bryant #308 is on the market in 2010 and asking $1,400,000 for the 1,981 square foot loft in one of San Francisco’s original conversion buildings.

∙ Listing: 355 Bryant #308 (2/2) 1,981 sqft - $1,400,000 [355bryant308.com]
The Live/Work Lofts Of 355 Bryant [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (18) | (email story)

May 12, 2010

Three Years And A Trio Of Looks For 224 Twin Peaks Boulevard

224 Twin Peaks Boulevard (www.SocketSite.com)

As we wrote in November 2008:

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.

Relisted, reduced and delisted a few times since, as a number of readers have noted 224 Twin Peaks Boulevard is now back on the market with another new look in 2010.

224 Twin Peaks Boulevard in 2007 (left) and 2008 (right)

Now asking $1,399,000.

∙ Listing: 224 Twin Peaks Boulevard (3/2) - $1,399,000 [224twinpeaks.com] [MLS]
224 Twin Peaks Boulevard: A Study In Rising Prices Yet Falling Values [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (21) | (email story)

May 7, 2010

The Nightingale House (201 Buchanan) Looks For Another Landing

201 Buchanan (www.SocketSite.com)

As we wrote about the Nightingale House in October 2007 when listed for $1,895,000 (a month after being purchased for $1,605,000):

It is thought that the Nightingale House at 201 Buchanan (corner of Waller) was built for a former president of the California Pioneers (John Nightingale) in 1882. It is known that it is now San Francisco Landmark Number 47; that it is protected by a preservation easement; and that it was recently home to San Francisco Arts Commissioner and local artist Jo Hanson.
“Hanson came to prominence early in the 1970's, soon after she moved into a deteriorated but stately Victorian on Buchanan Street. Once she had resuscitated the house into a landmark, she tackled its windy litter-strewn sidewalk. Her personal act of sweeping one sidewalk grew into a celebrated public art practice and citywide anti-litter campaign. Her compiled volumes of urban detritus are recognized as an artistic political tour de force that raised community awareness as it chronicled rapidly changing demographics.”
And while we haven’t been inside [Editor’s Note: we have since] - and the “fixer” designation and lack of interior pictures leads us to believe that it might be in need of some good old fashioned TLC [Editor’s Note: It does] - we’re sure a reader or two has (and might be willing to wax poetic on its potential).

As a reader added in February 2008 after the listing was withdrawn from the market:

For a short time, about two month ago, this house was on the market for rent ($5000). I did call to find out more, but was told that the current owner seemed to have changed his/her mind.

Back on the market in 2010 and asking $1,575,000. As an aside, the sale in September 2007 was marked as "confidential" on the MLS and as such its asking price of $1,749,000 was used for all reporting purposes.

∙ Listing: 201 Buchanan (4/3) - $1,575,000 [MLS]
The Landmarked Nightingale House (201 Buchanan) Hits The Market [SocketSite]
San Francisco Landmark 47: Nightingale House [noehill.com]

Posted by socketadmin at 2:15 PM | Permalink | Comments (10) | (email story)

May 5, 2010

A Modern Take On The Old (Circa 1971) "La Pigeonniere"

1650%20Indian%20Valley%20Road%20Entrance.jpg

A couple of readers dig up yet another website for 1650 Indian Valley Road (yes, "La Pigeonniere") as well as a few drawings by architect Daniel Strening which, according to the listing, show the "transformation possibilities representing today's lifestyle."

1650%20Indian%20Valley%20Road%20Renderings.jpg

French villa living is so 1600’s. Or in this case, 1971.

How To Spend $3,995,000 (But "Save" $5,255,000) Up In Novato [SocketSite]
∙ 1650 Indian Valley Road: Website | Architectural Drawings [1650indianvalleyroad.com]
Daniel Strening, Architect [streningarchitect.com]

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

May 4, 2010

Unofficial Inventory (And A Righteous Reduction) At 601 Dolores

601 Dolores

As we wrote at the end of 2008:

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.

601 Dolores: Tower Windows

Think complete seismic retrofit; restoration of wood-paneling, original doors, hardware and historic stained-glass; add new mechanical, electrical and four wood burning fireplaces.

601 Dolores: Bath

"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.

Asking $9,950,000 at the time and officially listed for such on the MLS in February 2009, the MLS listing was withdrawn in November 2009. The website for the property is still live, however, only now it’s asking a righteous $7,490,000.

∙ Unlisted Listing: 601 Dolores (3/2) 17,000 sqft - $7,490,000 [castleonthepark.com]
Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (19) | (email story)

May 3, 2010

"Telegraph Hill Tree House" At 468 Filbert Sprouts A For Sale Sign

468 Filbert

Dubbed the Telegraph Hill Tree House at 468 Filbert, what were originally two units have been rebuilt by Nova Designs+Builds into a 5,440 square foot five-bedroom "single-family" home which now includes "guest quarters" with a full kitchen and media room.

468 Filbert: Kitchen

And no, that's not the guest kitchen above but rather the main kitchen that features a 17 foot ceiling height, a walnut slab breakfast bar, and windows overlooking the garden.

∙ Listing: 468 Filbert (5/5.5) 5,440 sqft- $5,495,000 [MLS]

Posted by socketadmin at 2:30 PM | Permalink | Comments (19) | (email story)

April 29, 2010

Decorator Showcase Miss 2000 Repainted, Remodeled And Repriced

2601 Broadway

It’s not yet listed on the MLS, but as a few plugged-in readers and tipsters alike have noted, 2601 Broadway has been repainted, repriced and returned to the market.

2601%20Broadway%20Kitchen.jpg

Listed for $15,500,000 in 2009, asking $12,800,000 today. The nearly 10,000 square foot former Decorator Showcase Home (Miss 2000) features four car parking and a "newly remodeled gourmet kitchen finished in marble with professional quality appliances" and "a luxurious master suite with newly remodeled, spa-inspired bathroom."

∙ Listing: 2601 Broadway (7/7) - $12,800,000 [davidbellings.com]
Decorator Showcase Miss 2000 Officially Hits The Market On Broadway [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (32) | (email story)

April 28, 2010

Before And After (And "Year-Over-Year") For 587 Jersey

587 Jersey

Speaking of over in Noe Valley, 587 Jersey has just returned to the market following a soup to nuts remodeling and expansion of its living space.

Purchased for $700,0000 a year ago as a one-bedroom, one-bath with 1,360 square feet, the single-family home is back on the market with four bedrooms, three and one-half baths, and 2,462 square feet across three floors.

587 Jersey Floor Plan

Now asking $1,749,000, a sale at which represents year-over-year appreciation of 150 percent! Or at least it will in terms of its impact on simple neighborhood averages (and industry market and sales reports).

∙ Listing: 587 Jersey (4/3.5) 2,462 sqft - $1,749,000 [587jersey.com] [MLS]

Posted by socketadmin at 8:45 AM | Permalink | Comments (72) | (email story)

April 23, 2010

A Princely "Rebirth" (And New Old Façade) For 2432 Pine

2432 Pine Street (www.SocketSite.com)

Remodeled, refaced, and "reborn" since its purchase for $1,300,000 in August 2007, 2432 Pine was a three bedroom and one and one-half bath home without parking at the time.

2432%20Pine%202007.jpg

Now sporting a new facade with a new garage, a contemporary interior, and another full bath, they’re asking $2,095,000 in 2010. Make sure there’s no exclusions on the lighting.

2432%20Pine%20Kitchen.jpg

Yes, we're digging on those Campbell’s "cans" (along with a few of the other fixtures).

UPDATE: Although we're still partial to our original "Mmm, Mmm Good" headline, we've switched to keep today's royalty theme alive (and at least one plugged-in reader entertained).

And wouldn't you know it, "Exclusions from the sale of the real property: hanging light fixtures in the living and dining areas." Yep, we've still got it.

∙ Listing: 2432 Pine Street (3/2.5) - $2,095,000 [sfproperties.com] [MLS]

Posted by socketadmin at 1:00 PM | Permalink | Comments (131) | (email story)

April 20, 2010

Curb Appeal Before And After (But Unfortunately Without Budgets)

San Francisco Sunset Shed (After)

It’s not San Francisco centric, but there is at least one local example, and we do love before and after picture pairs (hint, hint). Now if only their budgets were featured as well.

16 inspiring front yard makeovers: Photo Gallery [SFGate]
Shed revival [Sunset]

Posted by socketadmin at 11:00 AM | Permalink | Comments (2) | (email story)

A Bit Of Listing Transparency In Light Of Its Design: 3537 21st Street

3537 21st Street: Bath and Kitchen

From the architect’s website with respect to their "21 House" (a.k.a. 3537 21st Street):

This remodel of a kitchen and bathroom in a San Francisco Victorian explores the effects of transparency in both the literal/material sense and the phenomenal sense. Exterior and interior glass walls allow light to create a continuous, multiple readings of space – at different points in time and with various interpretations.

3537 21st Street: Kitchen

The glass box is the perfect layer of protection between the communal nature of the kitchen and the private nature of the bathroom. This translucent wall speaks of sensuality and voyeurism. During the day, light is allowed into the bathroom from the south-facing kitchen, creating a bright, warm interior that accentuates the experience of bathing. In contract, the translucent volume glows green at night through the use of jelled fluorescents, becoming a beacon for the gleaming kitchen.

The glass, steel, and shower transparency show continues upstairs with the second bath.

3537 21st Street: Second Bath

And the light-filled "Dolores Heights Victorian renovated in modernist style by renowned local architect" is now on the market and seeking $1,999,0000.

∙ Listing: 3537 21st Street (4/2) - $1,999,000 [3537-21st.com] [MLS]
Fougeron Architecture [fougeron.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (82) | (email story)

April 19, 2010

Up, Out, And Fake Rocks Be Gone At 159 Downey

159 Downey circa 2006 (Image Source: MapJack.com)

As the onetime dry rot and insect infected 159 Downey looked when purchased for $895,000 in August 2006 above. As the newly expanded (both horizontally and vertically), exterminated, remodeled and refaced single-family Victorian looks today:

159 Downey

Asking $2,295,000 in 2010. And besides the stomach saving vinyl-and-rock-ectomy out front, it was the La Cornue in the kitchen that caught our eye inside.

159 Downey Kitchen

∙ Listing: 159 Downey (4/3.5) - $2,295,000 [Zephyr] [MLS]

Posted by socketadmin at 12:15 PM | Permalink | Comments (50) | (email story)

2734-2736 Buchanan: Apples To Apples And Unlisted (For Now)

2734%20Buchanan.jpg

Not (yet) listed on the MLS but on the market and asking $4,995,000, 2743 Buchanan features a legal studio on the ground floor (along with two-car parking and a wine cellar); three bedrooms (and three baths) on the second floor; a rather nicely remodeled kitchen and a pair of NanaWalls on the third floor; and a roof deck with big bay views above.

Purchased for $5,101,000 in September 2005 having already undergone its renovation.

∙ Listing: 2734-36 Buchanan (4/4.5) - $4,995,000 [ninahatvany.com]

Posted by socketadmin at 6:00 AM | Permalink | Comments (22) | (email story)

April 16, 2010

Catch A Peek While You Can...

3176 Washington: Kitchen

If you’re interested in the completely renovated 3176 Washington we might suggest taking a look soon, because in the word of a plugged-in tipster with no ties to the property, "Will be gone in a week." And plugged-in people shouldn't be caught by surprise.

∙ Listing: 3176 Washington (4/4.5) - $3,195,000 [3176washington.com] [MLS]

Posted by socketadmin at 10:00 AM | Permalink | Comments (51) | (email story)

April 14, 2010

Green Landscaping Ordinance Gets The Green Light

A planning code amendment “to address screening, greening, street tree, and permeability requirements; creating definitions for “vehicle use area,” “ornamental fencing,” and “permeable surface;” [creating] requirements for the establishment of new street trees, replacement of dead street trees, and removal of street trees and [defining] climate appropriate standards for plantings in the public right-of-way” (a.k.a. the Green Landscaping Ordinance) was passed by the Board of Supervisors yesterday.

For the most part the new requirements are triggered upon new construction or an addition, or the paving or repaving of more than 200 square feet of a front setback.

San Francisco Planning Code Amendment: Green Landscaping Ordinance [sfbos.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (14) | (email story)

April 12, 2010

48 Linda: Apples To Apples Another Bit(e) Of 2008 Inventory Returns

48 Linda

Purchased in 2005 for $1,111,500 but then extensively remodeled in 2006 (directed by architect Neal Schwartz), the nearly 3,000 square foot single-family home at 48 Linda sold in 2008 for $2,205,000 with all the bells and whistles (including an espresso machine).

48 Linda: Kitchen

Back on the market today and asking $2,249,000. And perhaps it’s simply a coincidence, but the seller in 2008 and the seller’s agent today do share the same name.

∙ Listing: 48 Linda (4/2.5) - $2,249,000 [MLS]
SocketSite's San Francisco Listed Housing Inventory: 4/12/10 [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (36) | (email story)

April 7, 2010

A "Former" Diamond Heights Eichler Returns: 37 Cameo

37 Cameo: Master Bed

A Diamond Heights Eichler that has since undergone not one, but two "transformational" renovations, 37 Cameo Way now offers 3,892 square feet of "loft-style" living.

Purchased for $1,000,000 in April 2000 (prior to its second transformation which included the remodeled master suite), asking $1,150,000 ($295 per square) today. No photography yet on the MLS (nor link to a website), but 37cameo.com is still online.

Listed for $1,428,000 in September 2009, withdrawn in December asking $1,215,000.

∙ Listing: 37 Cameo Way (4/3) 3,892 sqft - $1,150,000 [MLS] [37cameo.com]

Posted by socketadmin at 5:00 PM | Permalink | Comments (16) | (email story)

March 25, 2010

Three Different Perspectives On (Or From) 117 Lower Terrace

117 Lower Terrace: Facade

117 Lower Terrace from the front, from the inside...

117 Lower Terrace: Living

And behind.

117 Lower Terrace: Rear

∙ Listing: 117 Lower Terrace (3/2) - $1,649,000 [MLS] [Map]
Spaces fresh and familiar (117 Lower Terrace) [www.jrstudiodesign.com]

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

March 24, 2010

A (Once Again) Remodeled 2219 Pacific Is Unwrapped

2219%20Pacific%202010.jpg

A plugged-in tipster with mad perspective matching skills captures the first glimpse of the newly remodeled façade of 2219 Pacific. As it looked previously:

2219 Pacific Avenue (Image Source: Mapjack)

And as we wrote in December 2008:

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.

And while the unfinished property failed to sell at $3,495,000, we wouldn’t be surprised to see it return to the market soon seeking (and perhaps securing) significantly more.

From “Beautifully Remodeled” to Gutted And Asking $755K Less In PH [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (23) | (email story)

March 22, 2010

1322 Masonic: Curb Appeal Plus (And Minus Four Units)

1322 Masonic

Purchased for $550,000 as a five-unit building back in June 1998, the 1890’s "Eastlake Stick" Victorian at 1322 Masonic has since been converted back into a grand single-family home, a two-car garage has been added, and the living area has been expanded (now weighing in at 3,600 square feet).

1322 Masonic Living

No apples here, except perhaps of one’s eye.

∙ Listing: 1322 Masonic (3/2.5) - $2,395,000 [1322masonicave.com] [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (46) | (email story)

March 15, 2010

908 Ashbury: Apples To Oranges And Its New Fourth Third Floor

908 Ashbury Top Floor

Unfortunately the sale of 908 Ashbury won’t be apples to apples as building permits note a remodeled master bath, a new guest bath, new skylights, and the moving of walls since its last sale. Also noted in the permits:

Proposal to create a new dormer on the [top] floor at front of building. Note: Building has undergone substantial work over the past 18-months and the extent of the seizmic (sic) upgrade at this point is unclear. Applicant will be submitting at a future date documentation from engineer pertaining to this.

Purchased for $2,795,000 in 2007 and asking $2,995,000 today, the property’s marketing site does note "structural improvements" while the city’s records note a valuation increase of $150,000 since its last sale based on reported remodeling costs.

∙ Listing: 908 Ashbury (5/4.5) - $2,995,000 [908ashbury.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (28) | (email story)

March 12, 2010

Apples To Apples (And Kitchens To Kitchens) For 1461 Sanchez

1461 Sanchez Kitchen 2010

The kitchen has been rearranged a bit and a new red stove (a Bertazzoni we believe) installed since its purchase for $1,630,000 in September of 2006 (new above, old below).

1461 Sanchez Kitchen 2006

Other than that it’s looking to be a rather "apples to apples" sale in the making for 1461 Sanchez as the single-family Noe Valley Victorian is asking $1,615,000 in 2010.

A show of hands from those who think Noe "peaked" in 2006?

∙ Listing: 1461 Sanchez (3/3) - $1,615,000 [MLS]
Another Market Metric And Food For Thought At The End Of The Year [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (25) | (email story)

March 8, 2010

Presidio Landmark Building 1801 Recovering Nicely From Wingectomy

Presidio Landmark Building 1801 (www.SocketSite.com)

The non-historic wings have been removed and Forest City’s redevelopment of Building 1801 (soon to be known as "Presidio Landmark," previously known as the rather less inviting and marketable Public Health Service Hospital) into 154 studio, one, and two-bedroom apartments continues to make great strides.

Where possible, the historic wood windows and brick and stone facades [have been] refurbished...A three-story addition is being added added at the rear of the building...[and] Seven small townhomes are being added totaling about 16,000 square feet.

A smattering of floor plans for the marble, granite and stainless steel adorned units are online but rates have yet to be set. First occupancy is slated for this summer.

From Graffiti Canvas To Apartment Campus: PHSH Breaking Ground [SocketSite]
The Public Health Service Hospital Through A Reader's Eyes And Lens [SocketSite]
Public Health Service Hospital Project [presidio.gov]
Presidio Landmark [thepresidiolandmark.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (18) | (email story)

March 5, 2010

(For The Sake Of) Pretty Please?

262 Corbett Kitchen

Okay, so we know it might seem to be a bit nitpicky to some. But if you’re going to go to the effort of undertaking a gut job remodel, either customize the cabinets or pick a refrigerator that fits its designated space. Pretty please?

∙ Listing: 262 Corbett (2/2) - $975,000 [262corbett.com] [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (24) | (email story)

Save $381,000 (If You've Got The Cash)

1124 Stanyan

Purchased for $1,280,000 in May 2008, the single-family at 1124 Stanyan was gutted, started rebuilding ("new electrical & plumbing [but] not finished"), and then taken back by the bank. On the market and asking $899,000 in its "contractor’s special" condition.

A three bedroom before, but current plans call for a fourth (either by way of the "new exercise room with full bath" or construction of a new "wall to separate two bedrooms" referenced in the approved permits).

∙ Listing: 1124 Stanyan (gutted) - $899,000 [MLS]

Posted by socketadmin at 7:30 AM | Permalink | Comments (13) | (email story)

March 4, 2010

1919 Vallejo: An Easy Game Of Spot The Difference (And Investment)

1919 Vallejo in 2006

As the exterior of 1919 Vallejo looked in 2006 when purchased for $2,960,000 above, as it looks today below. Can you spot the difference?

1919 Vallejo in 2010

And while the interior had been remodeled prior to its last sale, it’s obviously not an apples to apples sale to be with a new garage and asking price of $3,725,000 in 2010.

∙ Listing: 1919 Vallejo (5/4.5) - $3,725,000 [MLS] [Map]

Posted by socketadmin at 6:45 AM | Permalink | Comments (41) | (email story)

February 26, 2010

Twelve Months Later A Spruced Up Twenty-One Farnum Returns

21 Farnum Kitchen After

It’s not apples to apples as the kitchen has been spruced up (after above, before below), the impact of which we’d probably overlook in and of itself in terms of apples, but the bathrooms have also been remodeled (and paint applied outside and throughout).

21 Farnum Kitchen Before

That being said, 21 Farnum sold for $749,000 in February 2009 (pre-sprucing) and is back on the market a year later asking $799,000 ($678 per square foot).

∙ Listing: 21 Farnum (3/2) - $799,000 [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (14) | (email story)

February 24, 2010

Just Cause And Parking Legislation Postponed, And Not Just Because

San Francisco’s Board of Supervisors postponed a first vote on Supervisor Avalos’ amended legislation which would extend "just cause" eviction protections to those in buildings which have been foreclosed upon.

A second and final vote on Supervisor Chiu’s legislation "that would crackdown on the construction of parking garages in residential buildings in three San Francisco neighborhoods: North Beach, Telegraph Hill and Chinatown" was also postponed.

The [parking] vote’s postponement came as Supervisor Bevan Dufty was being called on to change his vote and oppose the legislation to ensure Mayor Gavin Newsom could successfully veto it.

Just-cause eviction vote postponed until next week [San Francisco Examiner]
Just Cause Eviction Rights Extension II: Now Just For Foreclosures [SocketSite]
Vote postponed on parking garage restrictions [San Francisco Examiner]
New Parking Restrictions For District 3 Circles The Block Board [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (8) | (email story)

February 22, 2010

4033 26th Street Before (2007), During (2009), And After (2010)

4027-4033 26th Street Exterior (2007)

The then (2007) above when sold for $935,000, the during (2009) below.

4033 26th Street (www.SocketSite.com)

And the now for 4033 26th Street in 2010.

4033 26th Street (www.SocketSite.com)

Back on the MLS and asking $2,595,000 for the "new" (but technically remodeled) Noe Valley home. And while not noted in the listing (or apparently any of the open house literature), 3,850 square feet if re-built as was proposed.

∙ Listing: 4033 26th Street (4/3.5) - $2,595,000 [MLS]
JustQuotes: There’s Always One On (Almost) Every Block [SocketSite]
Watch That First Step, It’s Bound To Be A Doozy At 4033 26th Street [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (59) | (email story)

February 2, 2010

New Parking Restrictions For District 3 Circles The Block Board

From the San Francisco Examiner:

Board of Supervisors President David Chiu’s legislation that would require a special permit or, under certain circumstances, prohibit the building of a parking garage for residential buildings in District 3 neighborhoods, North Beach and Telegraph Hill, appears headed to the full board next week.
The legislation would prohibit garages in cases where it would encroach on a sidewalk or in cases where there were no-fault evictions of tenants within the past 10 years.

Potential 152-162 Jasper Place buyers (as well as others) take note.

New parking garages in District 3 under fire [San Francisco Examiner]
We’re Still At A Loss For Words (Unfortunately The Attorney Wasn't) [SocketSite]

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

January 28, 2010

Apples To Apples For A "Sexy & Sophisticated" Six Year Bernal Hold

110 Elsie Dining

Purchased six years ago for $1,250,000 having already been remodeled, this "sexy & sophisticated" Bernal Heights home is back on the market and asking the same.

We’re intrigued by the integration and execution of the skylight and daylighting of the home, we do like the street, and we’re definitely digging the little deck.

∙ Listing: 110 Elsie (3/3.5) 2,202 sqft - $1,250,000 [MLS]

Posted by socketadmin at 1:45 PM | Permalink | Comments (39) | (email story)

January 27, 2010

Duuuude!

2458 Great Highway Living

A plugged-in tipster reports with respect to 2458-2460 Great Highway:

Sold in December 2007 for $1.160m as a pocket listing. Did work to kitchen and backyard [complete with fire pit and shower]. Now on the market at $1.125M but looks WAY better than in 2007.

The "potential for fast-track condo conversion" duplex also sold on the open market for $1,045,000 in September 2006. Ah, the good old days of (unsustainable) near "double digit annual appreciation" into which some were sold (and bought).

∙ Listing: 2458-2460 Great Hwy (2/1 + 2/1) - $1,125,000 [2458-2460greathwy.com] [MLS]

Posted by socketadmin at 12:15 PM | Permalink | Comments (22) | (email story)

January 26, 2010

First Peek Inside The Remodeled (And Newly Garaged) 3024 Pierce

3024 Pierce in 2008

From the listing for 3024 Pierce Street in December 2007 (and as it looked above):

Prime Cow Hollowv location, Estate sale, 3br, 1ba, 2 story Edwardian home with nice yard, full basement, original detailing. East/West exposure. Classic fixer with huge potential.

Sold for $1,850,000 in January 2008, 3024 Pierce Street has since been fixed up and just returned to the market ("has not hit the MLS...sign went into the ground about 15 minutes ago") asking $3,599,000, a big number for the 2,500 square foot home.

3024 Pierce in 2010

And the factoid and execution that caught our eye: "I [think] this is the only home in America to have this BI-Fold Garage Door system by FAAC." We do like a good door.

∙ Listing: 3024 Pierce (3/2) 2,500 sqft - $3,599,000 [3024PierceStreet.com]

Posted by socketadmin at 6:00 PM | Permalink | Comments (61) | (email story)

January 22, 2010

A Remodeled (But Not Totally Rethought) 1467 Dolores Returns

1467 Dolores%20Living.jpg

We like the feeling of the front rooms and the original cabinets. We’re still trying to figure out the thoughts behind the rest of the remodeled kitchen and that box over the fridge.

1467 Dolores Kitchen

And before you go there, assume the previous sale price of $1,500,000 was for the pre-renovated building (it's two units) and not 1467 Dolores alone.

∙ Listing: 1467 Dolores (2/1) - $889,000 [1467dolores.com] [MLS]

Posted by socketadmin at 10:00 AM | Permalink | Comments (11) | (email story)

January 20, 2010

Making Lemonade (And History) With A Lemon of An Addition?

50 Carmelita Before (Image Source: MapJack.com)

We’ll have to call it hearsay, and we can’t confirm, but a plugged-in reader offers one explanation for the seemingly semi-restored façade of 50 Carmelita:

Supposedly the plan was to remove the incredibly ugly retrofit garage (aka the giant box that ruins the facade) and restore the original front staircase leading up to the front door. But the planning department would not allow it, saying that the ugly box was historically protected, having been in place for more than 30 years or whatever.

Of course that’s only one side of the story and we're willing to listen if you have the other (perhaps related to the economics of removing a two-car garage in San Francisco).

UPDATE: And here's an other:

In order to change the outside "envelope" of the building by removing the garage the project would have to undergo a neighborhood review. By keeping the garage, the contractor was able to get away with pulling very limited permits.

Or simply in the words of a plugged-in Planning Department employee with respect to the original hearsay explanation, "this is not true." Cheers.

Carmelita’s Way: A Renovated 50 Carmelita Returns [SocketSite]
Damn That Planning Department To Hell! Oh, Wait A Minute… [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (16) | (email story)

January 19, 2010

A Rare Peek Into Permits Versus Reality Via A Lien On Presidio Terrace

The two permits pulled for work on 4 Presidio Terrace in 2008 and completed in 2009 that identify Plath & Company as contractor total $60,000 in estimated costs (the amount on which permit fees and taxes are based) but does includes a revision to a permit pulled in 2007 for $50,000 worth of work (which they might have done as well).

Two weeks ago Plath & Company filed a Mechanics Lien for their work on 4 Presidio Terrace in the amount of $259,896 (the amount on which they actually want to be paid).

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

Carmelita’s Way: A Renovated 50 Carmelita Returns

50 Carmelita

50 Carmelita has yet to hit the MLS, but its website has been filling out over the past couple of weeks. Purchased for $1,360,000 with a recorded 2,656 square feet in September 2006, the "down to the studs" renovated Queen Anne Victorian is back on the market asking $2,495,000 as a "Contemporary Victorian" with 3,781 square feet.

50 Carmelita Kitchen

The property might not have much of a yard, but it is directly Duboce Park adjacent. And as it looked in 2006 via MapJack:

50 Carmelita Before (Image Source: MapJack.com)

∙ Listing: 50 Carmelita (4/4.5) - $2,495,000 [50carmelita.com] [Map]

Posted by socketadmin at 8:45 AM | Permalink | Comments (42) | (email story)

January 13, 2010

Renting The Whole Remodeled Noe Home For Under Six (Asking)

350 Valley and 3711 22nd Street

Purchased for $1,230,000 in December 2003, the remodeled Noe Valley home at 350 Valley returned to the market in September 2009 but was withdrawn in December after a price cut in October (last asking $1,499,000).

And while it hasn’t been re-listed for sale (yet), 350 Valley is now available for rent at $5,800 per month. We’ll let you run your numbers. And we’ll also note a rather attractive and modernized four bedroom Victorian on 22nd Street (number 3711) that's also available for rent at $5,900 per month, asking once again.

To Rent Or To Buy, That Is The Question (That Only You Can Answer) [SocketSite]
∙ Rental: $5800 / 3br - 2.5 ba - Striking/High End Renovated Home [Craigslist]
∙ Rental: $5900 / 4br - Beautiful 4 bed/2.5 bath Victorian in Prime Noe Valley [Craigslist]

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

January 12, 2010

767 Castro Circles The San Francisco Market For A Landing

767 Castro

It’s not currently official inventory (it was withdrawn from the MLS after four months on the market in June). And while 767 Castro's website still reads "Offered at $2,295,000," a recent Craigslist ad for the Liberty Hill Victorian reads $2,195,000 ($709 per square foot).

767 Castro Master Suite

The new-ish master suite is a bit vertically challenged but we do like the feel (and we’d move the bed). And while not the Classic line of Heartland appliances in the kitchen, the Legend series was a nice choice.

767 Castro Kitchen

∙ Listing: 767 Castro (4/2.5+1/1) - $2,195,000 [libertyhillgrandvictorian.com] [Floor Plans]
$2195000 / 5br - Liberty Hill Grand Victorian Residence [Craigslist]

Posted by socketadmin at 12:00 PM | Permalink | Comments (47) | (email story)

January 8, 2010

Atop 164 Townsend And From Two To One In 2005

164 Townsend #7/8 Living

From two to one in 2005, it was a down to the concrete renovation and combination of 164 Townsend #7 and #8 that yielded the roughly 4,000 square foot South Beach space.

164%20Townsend%20%237-8%20Kitchen.jpg

Artemide, Ann Sachs, Wolfe, Gaggenau and Sub-Zero fixtures and finishings are all mentioned by name (as are the architects Sheehan and Quandt). The "creative visionary and former NYC magazine executive" who commissioned the space is not.

∙ Listing: 164 townsend #7/8 (3/3) 4,000 sqft - $3,500,000 [164townsend.com] [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (19) | (email story)

January 6, 2010

Restored Richard Neutra Modern In The Marina: 2056-2058 Jefferson

2056-2058 Jeffferson

Curbed is the first to catch the non-listed website for 2056-2058 Jefferson, a Richard Neutra designed Marina duplex that has been restored by its current owner-architect.

2058 Jefferson Living

And with a couple of classic shots of days (and view) long past.

2056-2058 Jeffferson: Historic Roof Shot

UPDATE: Well, obviously we were the ones confused about this one. Not only is 2056-2058 Jefferson listed on the MLS, but it has been for 118 days. Luckily Richard Neutra was the original architect, so at least that tidbit is correct.

Cheers to all, an excellet use of comments, and thanks for setting us straight.

∙ Listing: 2056-2058 Jefferson (3/3 + 2/2) - $3,950,000 [2058Jefferson.com]
Richard Neutra-Designed Duplex in the Marina for $3.95 [Curbed]
Neutra revisited: A restoration of a modern gem [Sunset]

Posted by socketadmin at 9:30 AM | Permalink | Comments (15) | (email story)

January 5, 2010

The Final Chapter For 135 Fernwood Drive (At Least For Now)

135 Fernwood Drive

The sale of the single-family 135 Fernwood Drive closed escrow on 12/30/09 with a reported contract price of $2,400,000 ($400 per square foot), asking $2,395,000.

The 6,000 square foot Monterey Heights property was purchased in December 2005 for $3,000,000 and then completely renovated and restored in 2007 (after which they were asking $4,285,000).

As a plugged-in reader added in August:

They made every mistake in the book with their pricing strategy - this would have sold for well north of $3M in 2007 (there was an offer around $3.75M), but rather than cut to what the market would bear the specuvestors rented it out for a time (starting in 12/2007) thinking the market would "come back".

Perhaps they were the only ones in San Francisco who were (or are) thinking or advised that way. And hopefully nobody relied on that 2005 sale as a neighborhood comp.

From Full Financial Monty To Dropping The Drawers For 135 Fernwood [SocketSite]
The Full Plan Financial Monty For 135 Fernwood Drive [SocketSite]
The Full Plan Monty (135 Fernwood Drive) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (133) | (email story)

December 31, 2009

A "Rebirth" For 2290 (Green) As Father Time Closes Out 2009

2290 Green

Listed for $1,900,000 in March 2008, the sale of 2290 Green closed escrow four months later with a "confidential" sale price reported at $1,900,000 on the MLS (public records, however, peg the actual sale price at $1,775,000). From the listing at the time:

2 family dwelling & 3 guest rooms per 3R report but listed as 5 units per tax records. Nice Victorian details in main building which is configured with two vacant owners units on the upper level and two units below, with the rear unit vacant.

Renovated and "Reborn" over the past seventeen (17) months, the property is back on the market as a single-family home with one-bedroom in-law. Asking $4,325,000.

UPDATE (1/4): Ask and ye shall receive (sometimes). Additional photography for 2290 Green have been added to the listing.

2290 Green: Kitchen

The address, however, is currenlty "undisclosed" (once again, unless you're plugged-in).

∙ Listing: 2290 Green Street (4/3.5) - $4,325,000 [MLS] [Listing in 2008 via Redfin]

Posted by socketadmin at 8:30 AM | Permalink | Comments (53) | (email story)

December 29, 2009

Rocking An Earthquake Cottage With Interior Design: 64 Russell

64 Russell: Living

64 Russell isn’t your typical earthquake cottage any longer. Purchased for $725,000 in July 2003, the 1908 cottage was gutted and then redesigned by interior designer April Sheldon.

64 Russell: Bath

The line of the listing: "Belle Époque Urban Cottage." And while the address on the MLS might be "undisclosed," it’s not if you’re plugged-in. Currently asking $1,575,000.

∙ Listing: 64 Russell (2/2) - $1,575,000 [MLS]

Posted by socketadmin at 10:15 AM | Permalink | Comments (44) | (email story)

December 14, 2009

The Bourn Foreclosure Bankruptcy And Bidding Scoop

2550 Webster: Detail (www.SocketSite.com)

A plugged-in tipster provides the inside scoop with respect to the pending bankruptcy sale of the landmark Bourn Mansion (2550 Webster):

...[they] had to find a trustee for Chapter 11 so all previous bids were thrown out. Now the trustee has ratified an offer and an overbid schedule has been made, so now the overbid and sale approval will take place on December 22. Overbidders must have offers in by no later than December 17, 2009 at 4:00 pm and the first minimum overbid has to be $2,550,000 (the list price is $2,900,000).

So you've got a few days.

And once again, our candid peek inside for those who haven't had a chance to tour.

The "Plugged-In(side) Scoop" And Candid Peek Inside: 2550 Webster [SocketSite]
Landmark Bourn Mansion (2550 Webster) Listed And Your Peek Inside [SocketSite]
Bourn To Run Party: A San Francisco Mansion Of Ex-Glory And Dreams [SocketSite]
The Bourn Foreclosure (2550 Webster) [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (11) | (email story)

November 25, 2009

Warm Thoughts Of A Traditional Thanksgiving Dinner (2009 Edition)

173 Downey Kitchen

Our Thanksgiving time tradition has been thwarted in 2009 by a lack of gorgeous old stoves. So this year it's the (semi) recent reduction (listed for $2,565,000 on 9/17, reduced to $2,398,000 on 10/13) of a renovated "green" kitchen and we call it a day.

Here's to hoping your pantry is plentiful along with your family and friends. Safe travels if you are (traveling). And thanks for plugging in. We'll see you next week.

∙ Listing: 173 Downey (5/3.5) - $2,398,000 [173downeyst.com] [MLS]
Warm Thoughts Of A Traditional Thanksgiving Dinner (2008 Edition) [SocketSite]
Conjuring Up Warm Thoughts Of A Traditional Thanksgiving Dinner [SocketSite]

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

November 23, 2009

The Credits Roll On The 2009 Sale Of Marquee Lofts #708 (And #605)

151 Alice B. Toklas Place #708

Marquee Lofts (151 Alice B. Toklas Place) #708 first changed hands on 9/30/04 for $607,500; sold on 10/05/06 for $865,000 (having been upgraded); and was bought back by Merrill Lynch Mortgage Lending for $708,933 on 1/9/08 (having been downgraded).

Sold kitchen-less as a foreclosure sale for $580,000 in June of 2008, a fully remodeled (new kitchen, bathroom, lighting and other improvements) returned to the market this past July asking $739,000 and was later reduced to $699,000. The re-sale of the 1,229 square foot loft closed escrow on 11/10/09 with a reported contract price of $682,850 ($556 per square foot).

We would be surprised if the recent remodeling budget ran under $50,000. We wouldn’t be surprised if it ended up over $75,000. And hopefully nobody took spencer up on his "I bet $1,000,000,000,000 that this closes under $700K" wager in July.

As a related building aside, the foreclosure sale of Marquee Lofts #605 closed escrow on 10/15 with a recorded contract price of $579,000. The 1,204 square foot unit had been purchased in August 2005 for $755,000 (August 2003 for $515,000). No word on any improvements (or kitchen hijackings) in-between.

Change Of Heart, Cash Crunch, Or A Condo Sitter Gone Crazy? [SocketSite]
From Foreshadowing To Foreclosure For A Marquee Loft Off Van Ness [SocketSite]
A Remodeled Marquee Lofts #708 Returns…With A Kitchen! [SocketSite]
Have We Seen This Marquee Lofts (#708) Movie Before? [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (4) | (email story)

November 17, 2009

2342 Broadway Returns Anew, "Green," And Asking $14,000,000

2342 Broadway

It’s not yet officially listed inventory, nor is the address even mentioned on the Sotheby’s site. But a few doors down from 2306 and 2310 Broadway, and across the street from the Party of Five house at 2311 Broadway, lies 2342 Broadway.

2342 Broadway Back

Purchased as a total fixer for what tax records would suggest was $5,610,000 in May 2008 (asking just under six million at the time), the Pacific Heights big humongous view home has been completely remade from front to back and bottom to top.

2342 Broadway Bed

And in addition to the requisite eight figure finishings, solar panels and a rainwater harvesting system could help the home achieve LEED Platinum certification.

2342 Broadway Bath

Asking $14,000,000. And a tip of the hat to the always plugged-in sleepiguy for the scoop.

∙ Listing: "Luxurious, Sustainable Paradise" (2342 Broadway) - $14,000,000 [Sotheby's]
An Überprime Data Point Closes Escrow Down On Upper Broadway [SocketSite]
The Side Story (Quite Literally) For 2306 Broadway: 2310 Next Door [SocketSite]
A Peek Inside The "Party Of Five" House At 2311 Broadway [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (55) | (email story)

November 6, 2009

The Captain’s House Goes For To A Cruise?

300 Sea Cliff (www.SocketSite.com)

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 (28) | (email story)

1381 Sanchez: Redesigned, Remodeled And Now Double The Size

1381 Sanchez

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).

1381 Sanchez Kitchen

Now asking $1,795,000 ($816 per square foot) for the completely remodeled (as designed by Shelly Amoroso) Noe Valley house.

1381 Sanchez Bath

∙ 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 (55) | (email story)

October 30, 2009

The Power Of Threes For A Remodeled 1155 Vallejo In Russian Hill

1155 Vallejo Kitchen

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 (22) | (email story)

October 28, 2009

The Rico Suave Sale Price (Including Furnishings) For 12 Rico Way

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.

12 Rico Way: Kitchen After

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

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.

2011 Golden Gate Avenue: Kitchen

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.

3135%2024th%20Street%20Rendered%20Facade%202.jpg

Design by Y.A. studio.

3135%2024th%20Street%20Rendered%20Facade.jpg

Cheers.

3135 24th Street: Redevelopment Including Residential Approved [SocketSite]

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

October 20, 2009

A "Fresh" Look At Firehouse 44 (3816 22nd Street) After 515 Days

3816 22nd Landing

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 (18) | (email story)

October 19, 2009

Laying Down The Lawton For 2005 Neighborhood Comp Number 335

335 Lawton

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 (10) | (email story)

October 9, 2009

The Owner Of 318 Arleta Takes A Lesson From 1268 Lombard?

318 Arleta Avenue (Image Source: visvalleygrapevine.com)

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

1100 Union #300: 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).

151 Alice B. Toklas #702

∙ 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 (5) | (email story)

October 5, 2009

The Renovation Of 3855 Washington: Before, After And Inside

3855 Washington Before (Image Source: MapJack.com)

While we have the before (above) and after (below) photos for 3855 Washington...

3855%20Washington.jpg

...as promised, the offering now features a few interior shots and a website as well.

3855 Washington: Inside

∙ 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 (31) | (email story)

September 30, 2009

A Glen Park Beacon (#195) And Apple Closes Escrow

195 Beacon: Living

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]

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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 (27) | (email story)

September 21, 2009

2849 Pacific: A Million Dollar (Double) "Take"

2849 Pacific

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."

2849 Pacific: Kitchen

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]

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September 15, 2009

Through The Looking Glass Floors Of 601 4th Street #319

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]

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September 9, 2009

Tis’ The Season (September) To Return: 2011 Golden Gate Ave Edition

2011 Golden Gate Avenue

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

St. Regis Penthouse: Living

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)

815 Alvarado in 1997

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

815 Alvarado

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.

815 Alvarado: Kitchen

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:

815 Alvarado in 1997

∙ Listing: 815 Alvarado (4/3.5) - $2,965,000 [MLS]

Posted by socketadmin at 4:30 PM | Permalink | Comments (45) | (email story)

August 12, 2009

50 UN Plaza: The British Aren’t Coming! The British Aren’t Coming!

50 United Nations Plaza

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