The last recorded sale of 3577 Pacific (2 bed, 1.5 baths, on the Presidio wall right across from Julias Kahn Playground) was August 31, 2005 for $2,225,000 and she was definitely a mid-century diamond in the rough. Well…she’s back and she’s looking sweet. She did get a bit bigger, and more modern though.
She’s been developed by Mitch Menaged, designed by John Maniscalco Architecture, and Huang Iboshi Architecture and now has six bedrooms, four bathrooms, roof deck, waterfall, chef’s kitchen with Miele Double Ovens, Steam Oven, Espresso Machine, Dacor Microwave Drawer, Gaggenau Ceramic Cooktop, Liebherr Wine Cooler, an 800 bottle temperature controlled display wine cellar, Phase Four Home Automation System, Philippe Starck designed Duravit tub with ceiling water fill, custom cabinets, walnut flooring, Cat 5 wiring, Carrera Marble Fireplace, sculptural stone, iron & glass cantilevered staircase…(deep breath)…and of course a few “green” features like energy efficient radiant in-floor heating, wiring in place for photovoltaic panels, made with fly ash concrete, and a drought tolerant landscape, but we’ll stop there.
Pics, you ask?
You’ll have to settle for the old ones for now, the new ones are coming soon. This home should be on the market within the week, and don’t expect the price to be anywhere near what it sold for in 2005.
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There is an invitation only preview on Thursday, so if this is the type of home you’d like to buy, we’d be happy to take you as our guest.
(For those that sometimes ask, the answer is yes. As is the case with most properties we feature on theFrontSteps, we have already been inside this one as well. So agents, keep those invites and tips coming.)
[Update: Price $7,700,000, still no pics.]
[Update: Price already reduced (one week on the market) to $6,950,000, still no pics.]
[Update: Brochure with pictures and floorplans now online.]
–3577 Pacific Avenue (before) [MLS]
mitch menaged is a saavy developer and has done some very good and profitable work around town. i’m betting he still has the golden touch.
Looks sweet. Tough market to be coming into, but top end places are still in-play for now. Can’t wait to see the pics.
This is a neat location. I watched this house go up and I’m surprised that it’s already finished. It’s fairly private and is right in front of Julius Kahn playground.
That’s sort of a tough / tight road but yeah, it should be cool.
If any of you happen to see pics posted online before me, lemme know and I’ll post them. I searched all the architect sites, the builder, the address.com, etc, and came up empty. I have an invite brochure here in hand, but scanning the image would garner less than stellar results, so feel free to scoop me. My iPhone photos came out dark as night as well, so that’s that.
I can say, the place is sweet. Curious about the pricing though.
has the air of the la mondrian hotel from the outside…
(the new place, not the old)
I saw on the mls that it’s 7.7 million??
I went in this place. Still needs tons of little touch up work done. No surprise the price was lowered. Not worth $6.9M. I’d say $5.5 tops. And what’s with the lack of photos, and picture of the 17th green at Lincoln Golf Course which is nowhere near this home, not to mention not even the same park like the brochure states! Shady realitor tactics at it again.
Not much like this in the area and its pretty unique overall. 7.7 is a stretch and 6.9 is a bit closer but this place should sell with a 6 in front of the final number. There just isn’t anything this new and this unique on the market right now (in D7)and someone with no care for the current market dynamics will snag it. It will take some time to find the right buyer though. At least that is my guess.
If they wanted to price this to sell tomorrow and reflect the current market I’d price it at $5.9 IMO; and I think it will be reduced again 6.6 pretty quick.
There is a PDF of this place floating around on the web someplace alex.
[Editor’s note: You must have missed the third update…and attached pdf.]
Here ya go:
http://www.menagedproperties.com/extras/3577_pacific_menaged.pdf
keep in mind the location and site orientation.
Those decks all face North..shady, cool, and moist most of the year. heavily foggy area. Taller buildings to the south will also shade this property a good deal of the time. big neg.
The so called dining room is basically a big hallway. its NOT a real dining room. its a dining space.
there are no views like those shown in the brochure. more realtor bullshit. the only so called view out is toward a bunch of cypress trees and the kids playground. real precious.
Facing north on blocks such as this one is hardly a negative.