Tag Archives: single family home

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2191 32nd Ave, San Francisco CA Hits MLS

[Update: Sold! Sales Price $871,500. Six offers.]

It doesn’t get better than this in the Parkside. Twenty one ninety one (2191) 32nd Ave hits MLS tomorrow, and you are all getting the first look. That is unless you’ve been following me on Instagram (@theFrontSteps).

Asking price for this most excellent home in the Avenues of San Francisco will be $785,000, and we’ll be open this Sunday from 2-4pm. Come take a look, and send your friends and family. It goes in MLS tomorrow, but we aren’t opposed to loyal readers getting a jump on the rest of the buying population.

Property Details:

Fabulous Parkside Center Patio Rousseau and Tudor Style home. Meticulously maintained to preserve original details, this home’s main level boasts beautiful hardwood floors, formal entry, formal dining room, and formal living room w/ arched doorways, high exposed beam ceilings, wood burning fireplace, original tile bathroom, updated kitchen, skylights, center patio, balcony, and ocean views. Downstairs is a large 2 car garage w/ additional storage, laundry, and bonus room (media room / master suite) w/ fireplace, hardwood floors, bathroom, and access to quaint backyard. Parkside / Sunset buyers, you will not want to miss this one. It is like nothing you would have recently seen available on our market. No joke.

Tuesday In The Avenues (442 41st Avenue Open 11-12:30)

It’s another fine Tuesday upon us. Yesterday’s stock market rally may put a glimmer of hope in everyone’s eyes, and what better way to celebrate than with a tour of a great house we just put on the market. It is officially a “broker tour” open house today, but we’re inviting all of our readers to come have a look at 442 41st Ave anytime between 11am and 12:30pm.

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This is a great single family home in the Outer Richmond with 4 bedrooms and 2 baths (1 bed, 1 bath unwarranted), hardwood floors, fireplace, formal living room, formal dining room, landscaped back yard, new redwood deck, ocean views (from the roof), 2 car tandem parking, washer & dryer, and an excellent location close to Lincoln Park golf course, the Cliff House, Land’s End, Ocean Beach, the Balboa Theatre, Chino’s Taqueria, Sea Cliff, China Beach, Sutro Baths, Louie’s Restaurant, and so much more! The house is also on the east side of the street so you can hang out in your back yard and be warm even when the wind is blowing.

This is a great house and you really should come take a look. Open today from 11-12:30 and Sunday we’ll be there from 2-4pm. Please come take a look. Tell your friends, forward this post, and spread the good word. Mama needs a new dress, so let’s get this home sold.

241 7th Ave…Make An Offer!

Signs of a real estate rebound? We’re getting various tips to confirm the reports and it is definitely good news. So why the hell have you not told your friends about this great single family home at 241 7th Ave in the Inner Richmond? (NOTE: Tax records are not accurate on square footage…Curbed. ;-) )

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We have been told to encourage buyers to “bring a reasonable offer”. That means, tell your friends. This is a chance to have a single family home at a condo price and the seller is extremely motivated. What you might be reading on tax records is pretty much useless. There are two large bedrooms and a sunroom that can be a third small bedroom or office. There is a formal dining room, formal living room, Edwardian details galore, and the entire lower level could either be a large media room, office, playroom or anything really. There is tons of storage space, a huge front yard, the home is detached on all sides and full of light, and it is a wonder this house is still available. The lot is zoned RH-2. We have reduced the price 5% already, and we’re encouraging any reasonable offer.

You know we rarely plug listings on this site, but this is truly an opportunity that will pass someone by if they don’t make a move. Make an offer on this home, or tell your friends about it!

-241 7th Ave, SFR, 2+ bed, 1.5 bath, 2pk, $1,129,550 [listing details]

“This Is The One”, 565 Clipper Gets Into Contract

Right on the heels of our recent post a la Sophie, “A walk up the hill”, we learn that one of the little nugs she reported on went into contract as of yesterday, 565 Clipper being that little 4 bed, 3.5 bath, $2,149,000 single family nug (originally listed 10/08 for $2,599,000):

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The deets, with a little RealSpeak for good measure:

Breathtaking, recently rebuilt home w/ hi ceilings & dramatic dark walnut floors. Enormous living room w/ FP & city vus. Top shelf kit w/ 6-burner Viking & CesarStone + huge bfast bar. Dramatic DR is surrounded by windows & adjacent outdoor living space. 3BD/2BA upper level includes a luxurious master suite w/ FP & vu deck + an add’l south facing deck adjacent to 3rd BD overlooking the garden.Ground level has huge family/media room w/ wet bar + 4th BD, full BA & 2 car sxs gar. This is the one!

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It “is the one” for someone, and is a good comparable for 469 Clipper (future version), which just so happens to still be available.

So what gives? Bad market, busy street, nothing but doom on the horizon, yet somebody pulled the trigger on a $2+Million property on Clipper? Let’s hope it closes.

Stay tuned for reports of multiple offers on multiple properties. No kidding.

[Update: Closed escrow for $2,090,000.]

In The Heart Of Noe, Marina Style (3917 26th St.)

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Asking $1,398,000, this 3 bed, 2 bath, 2 car parking Marina style home at 3917 26th St “in the heart of Noe” is certainly one for the masses, so it will be interesting to see how quickly it sells.

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We’re fans. The difference this time around (no it wasn’t previously listed as far as we can tell)…offers as they come. Gone are the days of setting an offer date.

[Update: Price reduced to $1,349,000]

[Last sold in 2004 for $986,000.]

-3917 26th St [MLS]

Comparing A Fuji To A Macintosh (We Ain’t Talking Electronics)

Lots of chatter (as usual) on one particular local blog regarding the continued decline of real estate, and the world for that matter. (We get it, we really do. At least they’ve chosen to beat white elephants now along with their dead horses.)

What we’d like to show you is something that is still happening, but going unnoticed by both mainstream media, and sidestream blogs…that is that homes are still selling, and they’re selling for realistic prices, in realistic amounts of time.

Take for example this 2 bed, 1 bath, Fuji apple at 2331 42nd Avenue that was purchased back in 2003 for $515,000.
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By all accounts this home was (and still is) in need of some repair.

Enter the Macintosh apple: A 3 bed, 1 bath home at 2335 42nd Avenue right next door to our Fuji.
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Almost identical homes in very similar condition at the time of sale. (Save for a bedroom off the sort of remodeled kitchen in the Mac, which in our opinion decreased the value because it blocks views and access to a potential deck from the kitchen, and thus our hesitation to compare as a Mac to Mac, or Fuji to Fuji).

This Mac was listed for $688,000 during the holiday doldrums, and the worst economic/real estate situation we have possibly ever seen.

So what happened to this Mac? It was snatched up in 11 days for $710,000.

Is that a 2003 sales price? Not quite.

Make no mistake, it’s bad out there, but not always as bad as you’re continually forced to read. Train wrecks will always get more attention.

-2331 42nd Avenue, 2 bed, 1 bath, $515k in 2003 [MLS]
-2335 42nd Avenue, 3 bed, 1 bath, $710k in 2008 [MLS]

The Scoop: Seven Arden Estates Have Risen from the Earth

Some time ago, I noted the construction in West Portal and asked around the Front Steps for the scoop. Those folks on the steps always know a lot, and more importantly, they like to argue. We had ideas that the construction would yield five- no, six- no, seven- no,  eight homes. They were to be made of the cheapest- no, the most luxuriant materials. They were to be a blessing to- no, a curse, on San Francisco housing.

 
One thing we all seemed to agree on was that a stand of less than ten single-family homes was not the way to maximize that open space in West Portal. A larger building  project, sized to maximize density, would have been a better call.
 
Still, the call was made; and without much of the NIMBY drama that normally plagues construction, Arden Estates are here.
 
Well, almost. The now live website’s photo gallery so far boasts one photo (seen above). Such dearth is logical since the homes aren’t done yet; however, the location is awesome for families, and the units back up onto a thick mass of trees that completely belie an urban setting. Plus,  their plans look pretty sweet (see below: Click to enlarge).

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And to the Front Steppers who argued over units, there are to be seven stand alone homes here. Each will have three bed rooms + a bonus room, three baths, high end finishes, attics, 2-car garages, fireplaces…. and geez, more, more, and more. Frankly, I’m getting light headed. You can see the list yourself by visiting the amenities link on the website.  
 
Price is, unsurprisingly, not advertised on the website. However, rumor has it these homes will run in the $2 million range.
 
So that’s me out of the running for one of these beauties, unless you’ve all been fooling me and there really is a Santa. If so, Santa, if you’re reading, I’ve been a very good girl.

Ask Us: Should I Buy A Single Family Or 2-3 Unit?

Where readers ask and we (the community) try to answer:

Hello,

I have been following your blog with great interest. I have a comment/question and wasn’t sure of the best place to put it.

I was curious to know what you thought of something. Due to family circumstances, I would love to buy something in San Francisco, but something more along the lines of a 2 or 3 unit building. So, I am not just an investor coming looking to do a condo conversion in a year and then sell off again at a higher price. I plan on staying in there for a while, at least a few years and then depending on where I am at that point, renting it out to hopefully have it pay for itself.

It seems that sellers have the philosophy right now that they might not want to sell unless they get the price that they want (and the price they want is the price they would have gotten 6 months ago if they could). So, instead maybe some people are opting to hold on to their houses and rent it out until the market gets better and they could get a better price than right now? Do you see that happening?

If so, then it would seem to apply more to single family homes, no? Because rent-control laws don’t apply to them? But how about 2-4 unit buildings? It doesn’t seem right to apply this same logic to them, because both rent and eviction control laws apply to them, so either they sell at a lower price now (vacant but negotiated price), or a lower price later (because they might have tenants or even protected tenants).

I would be interested to know your thoughts! Anyways it will be interesting to see how it all plays out!

Cheers,
L

So many questions, such little space to answer. Check the comments below for answers from our insanely intelligent readers. Check your inbox for my reply directly to you, and check back here, because you touched on so many issues, we’re certain to keep coming back with more replies.

As always, thanks for reading and hanging out on theFrontSteps, and thanks for your question.

Ask Us: “Change in Home Buyer Mentality?”

Where readers ask and we (the community) try to answer:

We’re planning to put our house on the marketing in a couple weeks. Have you seen any change in the SF home buyer mentality resulting from the recent news from Wall Street? I assume it varries by price range, but I’d be interested in your thoughts on how houses in the 1M – 1.5M range might be impacted in the weeks to come.

We could go around in circles on this question, depending on a number of factors (location, size, condition, amenities, views, etc.), but in a nutshell and to answer your question…yes. The market has been impacted, and given the recent near 700 point drop in the stock market, could be impacted more. Loans are harder to come by, and buyers are sitting on the fence. That said, if you have a desirable property in a nice area, it will likely still sell, and a buyer out there ready, willing, and able to qualify for a loan is likely looking for just what you have to offer.

That’s our $.02…

Readers?