Selling one so much under asking wont help selling the other 2 units without garage.

Speaking of troubled flips— I am really unimpressed with the development team behind 931 Elizabeth in Noe (sfh, 2600 sq ft, 4bed/4bath). The property sold in mid ’07 with approved architecture plans for a new home (list was 1.3). They had a nice turn around time and put it back on this year at 2.6mil. The architecture plans themselves are quite nice- nice flow-optimization of the the views etc. But the quality of construction/finishes/attention to detail is AWFUL. They make the Church street finishes/interior design shine. For instance, they used some cheap/cheesy metal outdoor sidewalk railing as the indoor staircase railing. Are they kidding? For 1000 per sq ft? And those bathrooms…The kitchen is the only room where they spent any money at all. Atleast the units on Church have some sort of style and decorative sense.

At this price point, I would expect something much much nicer. Which is probably why they have had to reduce the price to 2.2, but still, I think its worth even less…

soundproofing on the facade is NON EXISTANT – it’s a NIGHTMARE.

Not only you can ear the traffic on church street, with very noisy engines going up the ‘hill” – but you can actually ear every single can/truck on 25th. For comps, with basic soundproofing, we ear the garbage truck at 6am only from 3 lots up to 3 lots down (before soundproofing, we would ear it about a block up to a block down). So I’m worried about noise of the garbage truck at night – when street noise during day time AND with a lot of inside noise (the open house was busy) is already annoining.

I checked the windows: they used the cheapest poorest raiting laminated glass framed with the noisiest crap of metal framing. (no triple. a simple symetrical NOT SOUND PROOFING laminate)

Let’s talk about blasting speakers in the bedrooms to hide the noise during the open house !

Altho I kindof liked the exterior (anything but the previous look), the inside is a simple money efficient flip. Finishes are average, quality is average. Check for example the quality (or lack of) the glass cuts for all the glass panels. The corners are not even finished (with a 1/16inch bevel, or even a polish to remove any dangerous sharpeness). The turn of the stairs inside 82 is plain ugly and lacks any style or elegance, PLUS the shape of the turn is so odd, people have to check twice their steps.

The inside look is average at best. The style was just a copy/paste from another property, without regards to the specifics of the units. The result is that hallways are cramped and tiny and busy with those doors (frameless doors would have done the exact opposite. but going frameless actually requires SKILLS )

Last but not least, the architect obviously never set a foot on the property. He(she) didnt even think a moment about creating a wind tunnel in the direction of the dominant wind. Today is not a special day, and the wind was already barely acceptable. Furthermore, the glass doors on the top unit (kitchen deck) were banging and the whole unit was shaking at each bang. (a sign of structural cut corners, and a sure bet on leaks next january)

it’s a miss. poor design, poor finishes. and a lot, A LOT of maintenance and maintenance costs to come (starting with soundproofing the facade, which is not even an option on the top unit as ALL the BR are facade BR).

PS: Anna, I have 3 kids, and I wouldnt even dream of letting my kids loose in those units during an open house. 80 and 82 have NO child friendliness whatsoever (countless sharp corners at eye level, dangerous drops and low sills, fingerpinching doors and windows [[a metal door on a finger is a finger GONE - multiply with the weight and kinetic energy of those oversized moving panels, and you're in for a lot of babyproofing, anti-banging devices etc]].

My quess is that the guardrail is Blumcraft

if any effort of “soundmanagment” had been done, it would have started by puting noisy rooms to the front – like kitchen and dining room having the front facade, while leaving the master BR to the back, or better, to the middle with opening to the courtyard (with courtyard soundproofed of course).

I was quite intrigued by the “guardrail” for the upper unit deck. Anyone know who makes these?