Box Factory Lofts

2169 Folsom M202 | Allied Box Factory Lofts | Mission District | $1,375,000

From your first look at the exterior of the historic Allied Box Factory, to the time you stroll through the lush courtyard to this one of a kind Live/Work loft, you will be in awe…

Originally built in 1907 as a timber factory, the Allied Box Factory was converted to a mixed-use development in 2001 with the intent of fostering a creative community. Of the Allied Box Factory’s 31 spaces, 15 of them are live/work condominiums, eight of the building’s non-residential units are used as creative studios, and six house commercial enterprises.

Situated on the second floor, unit M202 has recently been transformed from cool to ultra cool with the complete remodel of the kitchen/living/dining area that creates an ambiance second to none. Entertain guests in your modern, open kitchen complete with a 5 burner Thermador range, grey Caesarstone Countertops, Custom Walnut Cabinets, Carrera Marble Island (with seating), Thermador Dishwasher, GE Monogram Refrigerator, and original bar lighting from the previous owner, famous artist Rex Ray.

A combination of hardwood and concrete flooring with large exposed timber and open ceilings is certain to capture your attention. Extend your living area by opening the doors to your large outdoor PRIVATE patio with room for seating, dining, gardening, and of course barbecuing. Enjoy the warm weather the Inner Mission provides, soak in the city vibes and rooftop views, and live the San Francisco dream.

Not only does this amazing unit feature a completely remodeled kitchen, a designer bedroom with custom closets, hardwood floors throughout, a designer bathroom with custom mosaic tiling, washer & dryer, and deeded parking, but also a completely separate bedroom/office/studio across the hall. This room also contains gorgeous wood floors, original windows, tons of natural light from the courtyard, and is ideal for the live/work lifestyle so many of us strive to achieve.

Listing Details:
$1,375,000
2 bed
1 bath
1 car parking
Remodeled Designer Kitchen
Carrera Marble Island
Caesarstone Countertops
Custom Walnut Cabinets
Thermador Range
Private Patio
W&D
Hardwood & Concrete Floors
HOA Dues: $437.96/mo + approx $40/50/mo for common utilities
Prime Inner Mission Location
*Live/Work loft. Certain restrictions/stipulations may apply. Buyer is advised to investigate

Showing Schedule:
Private Showings Upon Request

Exclusively listed by:
Alexander Clark
Keller Williams Luxury Realty International
theFrontSteps.com
alexclark@gmail.com
415-254-5351

UpperTerrace

Exquisite Modern View Home in Ashbury Heights – Not On MLS

This is one for the ages. Situated on the tippy-top of Ashbury Heights on Upper Terrace, this home is amazing (especially the 1 bed apartment on the top floor that will make any view aficionado envious), it’s high end modern luxury to the 9’s, the views are tremendous (Fog be damned), and you should buy it…off market.

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Priced at $3,800,000, and available for immediate purchase. There are no interior pictures that do it justice, so let’s get you in before it goes to MLS, and you lose out.

Property Details:

This beautiful home has been meticulously remodeled with discriminating attention to detail. The home features an open floor plan and dramatic floor to ceiling windows on each level to enjoy the sweeping views from the Golden Gate Bridge to Mt. Tam.

4 bed plus office (all with views) / 4.5 bath including a fabulous, separate 1 bedroom guest apartment
Custom stucco façade with metal awning
Custom glass and steel front door
Gas Fireplace in living room
Bonelli and Fleetwood windows with automatic shades/window coverings
Folger & Burt Architectural Hardware (door handles and pulls)
Heath Ceramic Tile
Boffi sinks and fixtures
Hickory pecan flooring
Lutron lighting
Custom built-ins
Nest thermostats
Sonos audio system throughout
Terraced and landscaped yard
1 car garage, 1 car parking pad
Approximately 2747 (per architect)

Contact Alexander Clark, KW Luxury Homes International for private showing.
415-254-5351

 

listed by Carrie Goodman, Lisa Miller Sotheby’s

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A Home For The Holidays | 776 WISCONSIN STREET

Temporarily off the market for the Holidays, but not off my radar or off of my Christmas list I sent to Santa, and now I’m giving you, or anyone you know, the opportunity to shatter my dreams of owning this home. How could you not want to do that!?

Direct from the marketing piece, and onto your radar. Contact me if you’re interested.

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ELEVATIONhaus

Understated Luxury with Million Dollar San Francisco Skyline and Bay Views

The oversized steel and glass entry door sets the tone for the finish level you will find throughout this modern masterpiece. Once into the entry hall, you will find a wall of quartz stone, soaring high ceilings and Dwell – inspired floating staircase, grounded by handcrafted steel railings. On this level, you will find a gracious well-appointed master suite with gorgeous spa- inspired bathroom and ample closet space, as well as two other bedrooms and full bath. Upstairs, you will be greeted with floor to ceiling windows that open up to breathtaking City skyline, bay and east facing views. The open span living, dining, and kitchen areas offer incredible light throughout the day and evening. A custom designed Studio Becker Kitchen awaits the gourmets and the streamlined design aficionado’s alike. Step out to the patio for alfresco dining, or walk up to the panoramic view roof deck, finished with AZEK decking.
Downstairs, you will find a spacious Media Lounge, complete with built-in bar, wine room, and another glass and stone tile finished full bathroom. A two car garage and laundry room complete this extensively renovated home that touts great vision, design, and attention to detail.
Located on Potrero Hill, the only neighborhood in the town that you could have your windows and doors open well into the evening, and you will, in this fabulous home that takes you worlds away from the hustle of the city, but close enough to have everything at your fingertips!

• 3 Bedrooms
• 3 Full Bathrooms and Powder Room
• Media Lounge with Built-in Bar
• 2 Car s/s Parking
• Panoramic View Roof Deck
• Multi- Zone Radiant Heat
• Mechanical Skylight / Sliding Door
• Two Fireplaces
• Spacious Multi-Level Landscaped Garden and Patio
• Video Intercom System
* Complete Audio System with Built-In Ceiling Speakers with Volume Control in Every Room
* Multi Zone Nest Heating Control

Technology

Nest Heating Control
Security Alarm System
2 Intercom and Video systems
Cat 6 Wiring throughout all rooms

Plumbing/Mechanical

Radiant heated floors throughout entire house with 8 zones of comfort
On demand heater for instant domestic hot water
70 Gallon hot water Storage Tank
High End Fixtures and polished chrome fittings throughout
Wall hung toilets by Geberit with dual-flush
Handheld and held showers in each bathroom
Rain Shower in Master Bathroom

Cabinetry and Woodwork

Studio Becker custom made European Kitchen
Custom wall hung cabinetry bar in Media Lounge
5 inch solid White Oak hardwood floors throughout with Dwell inspired floating staircase
Massive Wine Cellar with wall hung racks

Kitchen

Magnificent blizzard Cesar Stone island
36 Inch Bosch Integrated Fridge
36 Inch Miele Cooktop
36 inch Miele Hood
2 Bosch Dishwashers
Bosch Double Oven with Warming Drawer
Under cabinet 56 bottle Wine Cooler

Electrical / Lighting

New Line voltage electrical throughout
Cat 6 cabling throughout all three levels of the home
Lutron Dimmers in all living areas
Environmentally friendly LED lighting
Mooie light fixtures

Structural

Concrete and steel retaining wall
3 Steel Moment Frames
1 3/4″ x 12 LVL Floor Joists
Multiple Structural Beams

Additional Features

Laundry Room
Separate side entrance to rear yard and decks
Huge Garage for 2 car side by side parking and additional parking for small car in driveway
Storage provided under entry stairs for bikes or maintenance use
Outdoor entertainment Patio and Garden with BBQ gas to rear deck
Glass walled Wine Cave
Wonderful city block with easy parking and close transit access

Architect: Jonathan Pearlman of Elevation Architects
Listed by Suzanne Gregg, Paragon Real Estate Group

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San Francisco New-Home Construction Report

The SF Planning Department just released updated Q3 information regarding the new-housing development pipeline. San Francisco is in the midst of one of its biggest new-housing construction booms in history. (The same is occurring on the commercial development side, but this report won’t deal with that.) Indeed, it often seems that new projects of one kind or another are being announced on an almost daily basis, and a detailed map delineating all projects in some stage of the pipeline makes many city districts appear to have measles.

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New housing construction has lagged population pressures for decades – pressures which have soared during the current economic and employment boom – and now there is a scramble to address the inadequacy of housing supply, and, for developers/investors, to reap the rewards of a high demand/low supply dynamic in one of the most affluent and expensive housing markets in the world.

Currently, there are approximately 59,000 housing units of all kinds – luxury condos, rental apartments, market rate and affordable units, and social project housing – in the relatively near-term pipeline (next 5 to 6 years). Most are in the Market Street corridor area, the Van Ness corridor just above Market Street, and in the higher-density housing districts to the southeast of Market Street (see map). If we add the mega-projects planned for Candlestick-Hunter’s Point, Treasure Island and Park Merced, which may take decades to become a reality, the number jumps to over 80,000. As a point of context, there are approximately 382,000 residential units in San Francisco currently. About 3500 new units were added in 2014.

Housing supply and affordability issues, strong feelings regarding neighborhood gentrification and tenants’ rights, and even simple NIMBYism (or in SF, NBMVism, “not blocking my view!”) make development the most contentious political issue in San Francisco. Furious battles are ongoing in the Board of Supervisors, the Mayor’s office and the Planning Department; with neighborhood associations and special interest groups; and at the ballot box. Development is not for the faint of heart or shallow of pocket: One cannot contemplate building virtually anything in the city without vehement opposition and sometimes a well-funded coalition in opposition. For developers, the equation to be penciled out includes high costs, enormous hassle-factor and extended project timelines on one side, and the potential for large financial returns on the other. In new San Francisco developments, condos often sell for $1250 per square foot and above, and 500 square foot studio apartments can rent for up to $3500 per month.

Of the units in the greater pipeline of 80,000 units, over 9000 units are designated as “affordable housing” – but about 5000 of those are in the long-term Candlestick-Hunter’s Point and Treasure Island projects. Because of the nature of the political environment, much to do with how much affordable housing will be built is in flux. Many developers are in intense negotiations with government agencies and neighborhood associations to find a workable compromise between return on investment on one hand, and unit mix and affordable housing requirements on the other. Said requirements may consist of a percentage of units in the project, building affordable units elsewhere in the city, or contributing substantial amounts to the city’s affordable housing fund in lieu of building.

New housing construction is very sensitive to major economic, political and even environmental changes (i.e. natural disasters), so simply because something is in the pipeline doesn’t mean it will be completed as planned within the timeframe contemplated. First of all, plans are constantly being changed in the normal course of things. And if a big financial or real estate market correction (or crash) occurs, as happened in late 2008, projects in process can come to a grinding halt, and new projects substantially altered, delayed or abandoned. Because the timeline in San Francisco can run 3 to 6+ years, from initial filing with Planning to construction completion, developers and their financiers make enormous financial bets on what the future will look like. Timing is everything in real estate development, and can make the difference between exceedingly large profits and bankruptcy. When the music stops – which it always does sooner or later, though the time range of opportunity can vary greatly – not everyone will find a chair to sit down in. That especially applies to those who over-leveraged their projects.

As a side note, big Chinese developers have been investing in both large residential and commercial real estate development projects in the Bay Area, and, according to reports, continue to aggressively seek additional opportunities. Though significant – constituting billions of dollars in investment – these projects do not constitute the greater part of Bay Area development.

The Planning Department’s pipeline-report webpage is here: http://sf-planning.org/index.aspx?page=1691

And if it keeps snowing, you will find me here.