1471 McAllister Designer Kitchen

For Sale | 1471 McAllister | Alamo Square | San Francisco

This new listing is a beautiful 3 bedroom, 2 Bath Victorian Condo one block from Alamo Square Park & Divisadero corridor restaurants, cafes and shops. Full floor flat including an open/bright high-end kitchen with Bertazzoni Gas Range, spacious Master bedroom and bath w/ Carrera Marble Floors, radiant heat, and a large glass tile shower. Two additional full-sized bedrooms and large closets outfitted with California Custom Closets. Double paned windows in bedrooms and kitchen. Original Details throughout including Hardwood Floors, High Ceilings, Pocket Doors, Wainscoting and a large Wood-Burning Fireplace in Living Room. Leased Parking available nearby & Spot On parking app accessible lot across the street.

Details:
$1,395,000
3 bedroom
2 bathroom
1 car parking (leased nearby)
Hardwood Floors in main areas
Bamboo Floors in Kitchen
Carpet in one bedroom
Woodburning Fireplace in Living Room
High Ceilings
Victorian Details
Deeded Yard/Outdoor space
Designer kitchen
Wine Refrigerator
Bertazzoni Range
Stainless Steel Appliances
Radiant Heat in Master Bath
Clawfoot Tub
Alarm System
Washer & Dryer in garage
Dogs Okay
HOA Dues $336.06 / month
Offer Date is TBD
MLS DETAILS HERE

This is one you will not want to miss, especially given it’s central location walking distance to everything.

Planned Showing Schedule:
6/20 from 1-4pm
6/21 from 1-4pm
6/23 from 11am-12:30pm
6/24 from 5-7pm
6/27 from 1-4pm
6/28 from 1-4pm
Private Showings Available

To get in prior to the masses, or for additional information, including disclosures, please contact me, as I am the listing agent. Either email me: alexclark@gmail.com, or call/text 415-254-5351.

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.]

1365 Scott #2, Living Area

For Sale | Designer Condo | Hip Location | $779,000

Situated within the Beideman Historic district of San Francisco’s Western Addition Neighborhood, just steps from the bustling shops and restaurants of the Divisadero and Fillmore corridors (think NOPA, Bi-Rite, The Mill, State Bird Provisions, Japan Town, and so many more), and a chip shot away from Alamo Square and Alta Plaza Park, this spacious 2 bedroom, 1.5 bath condominium offers modern amenities in a truly amazing central location.


Home features:
Hickory Wood Floors in the living, dining and kitchen areas
Crown molding
New carpet in the bedrooms
Modern bathroom with shower/tub
Remodeled kitchen with White Silestone Countertops, Cherry wood cabinets, Bosch dishwasher, open layout perfect for entertaining
Wood burning fireplace
Private patio area
1 car Parking
Storage
Laundry
Common outdoor space
HOA dues $1421/quarter
List Price $779,000
Walk Score 96
Transit Score 81
Biker’s Score 92

Culture, Diversity, Vibrancy…it’s all here, and waiting for you out your door. Whether you’re a walker, biker, or other, you’ll feel totally in the mix of San Francisco’s past, present, and future, living at 1365 Scott.

Showing Schedule:
Sunday 1/25, 2-4pm
Tuesday 1/27, 11am-12:30pm
Thursday Twilight 1/29, 5-7pm
Sunday 2/1, 2-4pm
Private Showing available upon request

For more information please contact me:
Alexander Clark
415-254-5351
alexclark@gmail.com

Sold | 1674 Hayes – Listed $1,095,000, Sold $1,255,000

I’m pleased to announce the successful sale of this NOPA flat. Located at 1674 Hayes, this unit features 3 bedrooms, 2 1/4 bath (2nd bedroom has a sink), 1 parking space for a small car, soaring ceilings, hardwood floors, laundry room, fireplace, and a shared yard. The bedrooms are very generous in size and have tons of closet space for all those shoes and suits. The long hallway leads you to the rear of the property where the incredibly light and bright great room allows for dining, entertaining, cooking, and lounging all in the same space.

In the end, we received five offers, countered one of the best, got it to stick, and voila! Sold. Congratulations to my client and the buyer. What a wonderful property in an AMAZING location.

1674 Hayes: 3 bed, 2.25 bath, 1 car parking. Listed at $1,095,000, sold for $1,255,000.

If you’d like to learn more about homes for sale in NOPA, or have a property you’d like to sell in NOPA, please do not hesitate to contact me. This ain’t my first NOPA rodeo, so you’re in good hands.

Alex Clark
Paragon Real Estate Group
415-254-5351
alexclark@gmail.com

Go Giants!

San Francisco Real Estate Third Quarter Report

San Francisco House & Condo Values
Which Neighborhoods Dominate Home Sales?
Who Is Buying the City’s Luxury Condos and Why?

September saw the largest surge of new listings coming on market in the past 2 years, which led to a big jump in deal-making, but data on transactions negotiated in September won’t be available until most close escrow in October and early November. In the meantime, we’ll look at the last 2 quarters.

Median Sales Prices & Average Dollar per Square Foot
The following 2 charts look at current and longer-term trends in home values. As is common, median house sales prices dropped a bit in the 3rd quarter – this is due mostly to seasonality issues – though condos have held steady for 3 quarters now at $950,000. Dollar per square foot values have continued to increase to new peaks: This metric is particularly being impacted by new-development condo sales, which are breaking dollar per square foot records virtually everyplace they’re being built.

If you wish to drill down on values in very specific city neighborhoods, we recently updated our interactive map, which can be found here: SF Home Price Map

oct1
oct1

Where Home Sales Occur at What Prices

Fabulous NOPA Home

For Sale: 1674 Hayes; NOPA Flat That Has It All

Situated in one of the most desirable neighborhoods in San Francisco, this NOPA flat is not to be missed. You can walk to everything, transportation is a breeze, and with approximately 1500 +/- square feet of living space, what more could you need. Located at 1674 Hayes, this unit features 3 bedrooms, 2 1/4 bath (2nd bedroom has a sink), 1 parking space for a small car, soaring ceilings, hardwood floors, laundry room, fireplace, and a shared yard. The bedrooms are very generous in size and have tons of closet space for all those shoes and suits. The long hallway leads you to the rear of the property where the incredibly light and bright great room allows for dining, entertaining, cooking, and lounging all in the same space.

Open house 9/7 from 2-4pm, and available for private showings anytime. Price is $1,095,000, and the offer date (if any) is still TBD. Disclosures are available, and property is in the final stretch of condo conversion. If you’d like any more details, or care to get yourself or a friend in, give me a shout: 415-254-5351.

If you live in the area, and were wondering what your home might be worth, or what we expect to sell this flat for, I’d be happy to chat.

1674 Hayes: 3 bed, 2.25 bath, 1 car parking. List price $1,095,000
Showing Schedule:
9/7: 2-4pm
9/9: 11-12:30pm
9/14: 2-4pm
Private Showings Upon Request
Offer Date: 9/16 by 12 noon.

Fabulous NOPA Home

NOPA Flat For Sale: You Get First Dibs

Labor Day is just around the corner, and that means we can expect an influx of listings to hit the market. Just like everyone else, we’ve been waiting and preparing a couple properties ourselves. We’ll be putting this beauty on the market 9/5, but as is always the case, my readers get first crack.

Situated in one of the most desirable neighborhoods in San Francisco, this NOPA flat is not to be missed. You can walk to everything, transportation is a breeze, and with approximately 1500 +/- square feet of living space, what more could you need. Located at 1674 Hayes, this unit features 3 bedrooms, 2 1/4 bath (2nd bedroom has a sink), 1 parking space for a small car, soaring ceilings, hardwood floors, laundry room, fireplace, and a shared yard. The bedrooms are very generous in size and have tons of closet space for all those shoes and suits. The long hallway leads you to the rear of the property where the incredibly light and bright great room allows for dining, entertaining, cooking, and lounging all in the same space.

We will be listing this property 9/5, first open house 9/7 from 2-4pm, and available for private showings anytime. Price will be $1,095,000, and the offer date (if any) is still TBD. Disclosures are in the final stages of completion, and property is in the final stretch of condo conversion. If you’d like any more details, or care to get yourself or a friend in, give me a shout: 415-254-5351.

If you live in the area, and were wondering what your home might be worth, or what we expect to sell this flat for, I’d be happy to chat.

overbidnevada

From 32% In NOPA To 65% On Nevada – San Francisco’s Top 10 Overbids

It’s Friday, that means it’s time for the Top 10 Maximum Overbids of the week. As usual, there are some doozies, but nothing I would consider ultimate shockers like a few of the last weekly Top 10’s we’ve seen. The number one spot goes to the “Contractor’s Special” on Nevada in Bernal Heights that fetched 65% over (totally in line with market sales price, and not easy to price this type of property). The number 10 spot goes to my clients that finally won after so many years searching – 538 Baker in NOPA that was “only” 32% over asking and the winner out of 15 other offers, two of which were actually higher than ours and all cash. We had a loan. But we “won”.

Anyhow, on with the show. The Top 10 Overbids for San Francisco this past week:

Address BR/BA/Units DOM List Price Sold Price Overbid
270 Nevada St 1/1.00/N/A 14 $530,000 $876,000 65.28%
866 Cayuga Ave 4/3.00/N/A 20 $928,000 $1,380,000 48.71%
27 Day St 3/1.00/N/A 43 $895,000 $1,310,000 46.37%
1271 15th Ave 1273 4/3.50/ 13 $1,795,000 $2,550,000 42.06%
307 Parker Ave 3/2.00/N/A 13 $1,250,000 $1,710,000 36.80%
25 Miraloma Dr 3/2.00/N/A 10 $1,050,000 $1,420,000 35.24%
1150 Holloway Ave 2/1.00/N/A 35 $889,000 $1,200,000 34.98%
320 Castenada Ave 3/1.50/N/A 26 $1,695,000 $2,250,000 32.74%
471 Hickory St 2/1.00/N/A 5 $1,060,000 $1,400,000 32.08%
538 Baker 2/1.50/N/A 11 $948,000 $1,250,000 31.86%

On a side note, one of my listings will hopefully be closing today, and believe me when I say we knocked it out of the park. Will we make the Top 10? No, but maybe we’ll scratch into the Top 20.

If you’re curious what your property might sell for, give me a shout.

Have a great weekend!

Top 20 Overbids Delivered to Your Door (Inbox) [sfnewsletter.com]
Are Overbids A Result Of Intentional Underpricing? It’s Competitive Pricing [theFrontSteps]
Top 20 Underbids [sfnewsletter.com]

Something For You Fence Sitters And Gold Panners To Ponder…

1761hayes

My clients just got shelled by 16 other offers on 1761 Hayes, a top floor 2 bed, 1 bath condo in NOPA asking $849,000. We offered $1,051,000, and they accepted an offer that was “barely higher”. So here’s a thought:

I’d say it’s time for many of you long time residents sitting on the selling fence to pack it up, cash out, and head for greener pastures where the $$$ you make on your sale can buy you acres of space, money in the bank, and plenty of breathing room. I’d even suggest all of you gold panner techies flocking to SF looking to strike it rich consider building another hub for tech activity somewhere else. Don’t get me wrong, I love all of you, many of you are my clients, we love what you’re doing for the economy (for that matter, the world), and there is a reason everyone wants to be in San Francisco, but at some point, I’d think even you, the innovators, would get tired of throwing your money at sellers and it still not being enough. Surely, the internet works in other locales around the world, and surely companies can be built and go viral from anywhere. Perhaps the companies that are leading the innovation now should open satellite offices in markets where their talent can afford to live? I know Oregon, Seattle, and Salt Lake City have a reasonable real estate market, as well as hip scene. Makes perfect sense to me, and might ease the frenzy that is San Francisco real estate. What do you think?

On a side note (somewhat related to technology): in case you aren’t on the VIP list, and you’re stuck waiting in line for your real estate agent to send you stale data via snail mail about recent sales in your ‘hood, comps that by the time they reach you are old news, I published yet another issue of sfnewsletter last week, and it’s chock full of good real estate porn, including a few good overbids you’ll want to share amongst friends, and a link to the stuff you really want: real time market data sortable by neighborhood and property type (courtesy of The Goods-SF).

Get on the list at sfnewsletter.com. Get out of town with money in the bank by giving me a shout (alexclark@gmail.com, 415-254-5351).

1761 Hayes Property Detail [theGoods-sf.com]

415104_21

SOLD! 1471 McAllister

I am pleased to say, I just helped my clients secure this wonderful property in the Alamo Square (bordered by and often referred to as NOPA) area of San Francisco, located at 1471 McAllister. It’s a fabulous 3 bed, 2 bath property in an extremely awesome location, and we are thrilled to say we “won” this most competitive offer situation.

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List price: $995,000