1972 11th Ave Dining with a view

BOM | 1972 11th Ave | Golden Gate Heights Mid Century Returns

BACK ON MARKET! If you missed it before it went poof…you’re in luck. Buyer got cold feet, and decided somebody like you would like the home better. Don’t miss your chance.

Spacious, updated, mid-century four bedroom, two bath view home in Golden Gate Heights with a large East facing yard (complete with crushed oyster shell bocce ball track), deck, fireplace, laundry, parking, and two bonus rooms! Tax records state 1467 square feet, MLS previously stated 2085 square feet, my records state this house is BIG, so are the views, the deck, and the yard, and you’re not going to want to miss this one.

Along with the amazing views, open floorplan, and tremendous amount of living (and storage) space, the home features a recently renovated kitchen and bathroom, hardwood floors, wood-burning fireplace, and will be open on several occasions for you, and everyone you know, to come visit.

Listing Details:
$1,495,000
4 bed
2 bath
2 large additional rooms (entertainment, fitness, office)
1 car parking
Remodeled Kitchen
Remodeled bath
W&D
Hardwood Floors
Wood burning Fireplace
Large Oversized Lot & Yard
Deck
Views
Prime Golden Gate Heights Location

Showing Schedule:
11/1 Open House 1-4pm
11/3 Open House 1:30-3pm
11/8 Open House 1-4pm

Offer date 11/9 @ 4pm

MLS Listing Detail Page

Representing buyers and sellers of amazing and unique property is what I do. This property is no exception. Please come take a look or contact me for further details.

Exclusively listed by:
Alexander Clark
Paragon Real Estate Group
theFrontSteps.com
alexclark@gmail.com
415-254-5351

You can also contact me with the form below:

3800washington

Stalefish: You Won’t Believe Your Eyes

There is a little something in our market, of which many buyers are not aware, and many agents overlook. I have long referred to them as “Stalefish“, but others refer to them as “buying opportunity” or “still available property”, or what we named (on theGoods) as the “30+ Club”. What are these, you ask?

They are, quite simply, properties on the market more than 30 days, and darnit if there aren’t quite a few gems out there that I’d love you to buy.

Getting beat up in Noe Valley? Check out 469 Valley:
469valley
This is a 3220 square foot remodeled view home in Noe Valley…and it’s still available! Deck, garden, master suite, it has it all. Listed at $2,989,000.

Not your cup of tea? Check out 27-29 Fountain, also in Noe Valley:
27Fountain
Previously listed at $2,900,000, this detached Victorian with 4 bedrooms, booming views, decks, parking, yard, and a great location is now $2,600,000! You just saved $300,000. Opportunity knocking right here.

Maybe you don’t like Noe, and you’d rather be in Cole Valley – sorry, nada. But keep checking!

You think Pacific Heights never has anything for you? Think again. This absolutely stunning home at 2701 Broadway is still there:
SONY DSC

SONY DSC
“Comprised of five levels encompassing over 16,000 square feet the home includes 7 bedrooms, 7 full baths, and 4 half-baths, plus 2 kitchens, 2 family rooms, 2 offices, 3 rooftop terraces, a basketball/sport court, plus a multitude of rooms for today’s active lifestyle. 2 car garage,” and a bargain price of $39,000,000.

Okay, so maybe $39,000,000 is a bit more than you can handle, and you really don’t like basketball anyway. Maybe surfing is more your thing? Well…you’re in luck. It just so happens this little fish at 2307 40th Ave is still there:
230740thAVe
It’s “beautifully remodeled and updated”, close to the beach, and other “neighborhood conveniences like Walgreens” (huh?), and from what I can tell, very ready to be sold.

So if you’re getting beat out by the hordes of buyers all over the hot new listings, and you have possibly overlooked those homes that weren’t exactly perfect, you might like to give this list another glance. And if you’re an agent, you might like to send this invaluable information to your clients (branded to you, or course).

Whether you call ’em Stalefish, or otherwise, no matter how you slice it, there is opportunity out there in many shapes, sizes, and prices. Prices which, at this point, could be very negotiable.

Time to go fishing!

p.s. Wondering about the home with all the marble columns? It’s available too: 3800 Washington, $17,995,000, and it’s frickin amazing!

Stalefish, 30+ Club, Buying Opportunity: Find it all here
Battle Royale: Cole Valley Versus Noe Valley [theFrontSteps]

[Big Ass Disclaimer: Every property in this post and on the Goods 30+Club is listed as “active” on MLS. All information is deemed to be accurate, but not guaranteed.]

Tenth Avenue Opulence For $277,000 Less. Who Wants To Has It?


[Editor’s Note: It is recommended you watch the video first.]

There is a lot to love about this listing at 261 10th Ave, especially “savings the money”, but I’m not quite sure what’s to love more:

Is it the insanely awesome gold coverlet accented by leopard print throw pillows and zebra print chair?

Is it the built in ballet studio that screams tutus and Baryshnikov? However, the ceiling looks a little low to soar like a Swan…

Is it the animal paintings in the foyer that look to be horses, or maybe at least one Giraffe?

Or could it simply be the recent price reduction to start off the new year? A price reduction from an original asking of $1,675,000 to the New Year’s price of $1,398,000…more than a QUARTER MILLION DOLLARS.

It’s at a juncture like this when (proper) staging comes in handy, as does realistic pricing and shelving any visions of grandeur and opulence. Personal tastes aside, this is a great house, in an excellent location.

Who wants to has it?

261 10th Ave, 4 bed, 3.5 bath, $1,398,000 (MLS)
Find me on the Facingbook

You Changed Your DOM But Were Never BOM, 4148 23rd St Returns

You know that feeling you get when you meet someone and you just know you’ve seen them before, but you just can’t figure out where? Well, fortunately for us folks in the biz of real estate, we have this little feature called “property history” that is becoming all too necessary to check religiously. As it turns out, we have seen 4148 23rd St (4 bed, 2.5 bath, Renovated Noe Valley Edwardian) before.

414823rdfront

We saw her first in 1998 when she sold for $435,000. Then we saw her again (with a face-lift) in April of 2008 for $1,799,000 when she was on the market for 140 days and pulled off the market in August. She resurfaced (very briefly) in December of 2008 with the same look, only different price ($1,599,000 or 11% less than before) and a fresh new DOM (days on market) of zero. Come to think of it, we never did see her BOM (back on market).

414823rdbath

Now we see her again in January 2009 with the same price, but new DOM, and still no BOM. This can only mean she never did find a suitor. So why the new DOM? It’s a trick we agents play, and the public is on to us.

We knew we saw her before, and it almost slipped passed us. Now we’re left to wonder what she’ll look like when we see her again…SOLD, BOM, or with yet another new DOM?

4148 23rd St, $1,599,000 [listing detail page by sfnewsletter]
Resetting DOM, Buyers Speak Up, ABC News Nightline Is Listening [theFrontSteps]

Dropping BOMs

Back in the day (two to three years ago) if you dropped a BOM on your listing, it didn’t really matter as there were usually a handful more buyers ready to pounce. These days…not as many, and by all accounts we’re definitely seeing an increase is BOMs across all price points and property types. Today is no exception.

With the return of 1141 Vallejo, a three bed, two bath, Russian Hill residence, we’re left wondering…who’s next, and will another buyer be ready to pounce?

What is a BOM? B.O.M. stands for Back On Market…a listing that was in contract, and for any number of reasons, is again available.

St. Regis, 188 Minna #33D, Back on Market!

So you heard me complain, and cry, and moan that my clients missed out on unit 33D at the St. Regis. Well, now it’s back on the market, still $3,695,000, still spectacular, and still available. The buyer, which just so happened to be represented by the seller’s agent as well, has walked (the wife claiming the space just didn’t work).

My clients have determined that they aren’t quite sure South of Market is happening enough to purchase at the St. Regis, claiming it to be a bit “dead”, and now 33D awaits the next person looking for an A+ unit with spectacular views, floor to ceiling windows, an outdoor terrace, and a great floorplan. Comps will quickly point to unit 23D selling at $3.3M, but I’d like to point out that was an off-market deal and the buyer and seller were represented by the same agent (think not necessarily market price). So now that the dust has settled, 27D (at $3,475,000) and 33D (at $3,695,000) are both available, things could get interesting.

There is still one other unit “available”, but not yet on the market in the “F” stack, should you be interested.

188 Minna #33D [Pacific Union Listing, $3,695,000]

188 Minna #27D [listing detail $3,475,000]

Isolated Panic amongst some San Francisco Realtors, or something larger?

Recently, we’ve been contacted by more than a dozen Realtors asking if we could “plug” their listings. Typically, this is not something we do as it defeats the purpose, honesty, and transparency of this blog, but we got to thinking…why not? We could make a little $$ from it, and help get the word out about some pretty cool properties that happen to still be available. Truth be told, a lot of “tips” from “tipsters” are essentially “plugs” anyway. Right?

Well, don’t worry, we’re not going to start whoring ourselves out…yet. But what has us thinking is the increase in requests to do so for properties that have only been on the market 2-6 weeks. In any other part of the country having a listing for 4 months is normal, and panic usually sets in around the 6th month that it is not sold, so why such alarm after 2-6 weeks? San Francisco Realtors are so accustomed to homes flying off the shelf, and when they don’t…they PANIC! Remember, a listing isn’t a “Stalefish” until 100 days have passed, so why all the panic?

We still say it all comes down to pricing, pricing, pricing, and location, location, location, and there is no need for panic across the board. We’re still hearing many more reports of multiple offers and properties flying off the shelf than we are of properties sitting, but is the national trend finally starting to hit San Francisco on a broader level, not just the southern districts? We’ve heard reports of homes in the Inner Richmond, Cole Valley, Westwood Park, Bernal Heights, Inner Sunset, Noe Valley (Gasp!), Parkside, Potrero Hill, and a few other nabes getting a bit stale. Properties that previously would have sold in the blink of an eye. So what gives?

We want your thoughts, especially you Realtors. Go ahead and comment anonymously, we won’t tell. And we certainly hope to hear from the Fluj, who, in case you missed it, we caught.

[If you’d like to check out what we’ve written about other neighborhoods in San Francisco, look to the right hand column and “Browse Site by Category”.]

Reduce and Sell, Reduce and Sell (411 Banks in Bernal)

Even if the market has cooled, and properties are seeing price reductions, they are still selling. There is a technique to employ that usually leads to the same outcome: Reduce, and Sell, and we might add, don’t panic.

MLS

Case in point, 411 Banks, a two bed, one bath, 1600 square foot single family home in Bernal Heights, listed in May at $750,000, price reduced and relisted in September at $699,000 and now on track to becoming a done deal during the holiday doldrums. From what we can tell it spent ~160 days on the market. The last recorded sale on MLS was in 1997 at $165,000.

What’s your favorite? The pink, the picket, or the 1997 price?

6 units in Alamo Square: an update

Not too long ago we reported on some properties that were near and dear to our wallets, literally. True to our word, we report the good, the bad and the ugly.

So we again, bring a sad story on what can happen in this market.

869grove.jpg

The property is 869-879 Grove, a 6-unit building in the Alamo Square district, and the story (shortened) is as follows:

Actually, we’ll make it really short. Hit the market 9/6/07 for $1,695,000, had tons of activity, some very serious buyers circling, but none that wanted to take on the daunting task of the tenant issues associated with this building in order to be able to maximize the use of the property. So… it is still available, and on the Fast Track to Staledom. For the savvy buyer that would like to owner occupy this building, you might like to take a look. For the developer looking to evict and flip, maybe not.

What Happened? Redfin got it. [theFrontSteps]

Nothing Special, Just $421,000 over asking, that’s all (1809 Diamond) [theFrontSteps]

Reasons for my Absence, Market Activity on Three Levels [theFrontSteps]