1278-82 Church Street: Facade
We’re not completely sold on the “height of modern luxury” remodel of 1278-1282 Church Street, although we very much like the light and lots of the wood. And say what you will about the new façade, it’s a major improvement. And how (façade before).
∙ Listing: 1278 Church Street (3/2.5) – $1,395,000 [MLS]
∙ Listing: 1280 Church Street (3/3) – $1,245,000 [MLS]
∙ Listing: 1282 Church Street (3/2) – $1,365,000 [MLS]
1278-1282 Church Street on the Map [MapJack]

Comments from Plugged-In Readers

  1. Posted by chuckie

    From Property Shark, it appears this 3 unit building last sold 6/15/2007 for $1,650,000 at $295 psft.
    http://www.propertyshark.com/mason/san_francisco/Reports2/showsection.html?propkey=30577493
    On a side note, I noticed, this zip code has a ratio of 2 females to 3 males. What does that do to property values? 🙂

  2. Posted by kaya

    I rather like the facade. And yes indeed, this was tied for ugliest building in Noe Valley before the remodel. Now the building across the street from me holds the title alone.
    How are there no HOA dues?

  3. Posted by 94114

    HOA dues are not officially established for TIC’s. These are not condos.

  4. Posted by Joshan

    I totally agree that the facade is a major improvement. Although I love modern architecture, I almost wish it didn’t have such a stark contrast to the other buildings around it. With that said, the facade is beautiful. I also thought the backyard space was very nice.

  5. Posted by Dan

    94114 includes the Castro as well as Noe Valley, so it’s no surprise that there are more men than women in 94114.

  6. Posted by Mole Man

    They really did use green materials! I’m kind of surprised to see avacado color making a comeback, but I like it.

  7. Posted by view lover

    A little pricey for TICs although very nicely done.

  8. Posted by sf_housedude

    Looks like 2 different architectural styles smashed together.

  9. Posted by cse

    The sale prices on these units should shed some light on the current “TIC discount factor.” One commonly hears that TICs sell for 10%-20% less than condos, but the typical condo is new construction and modern in style, whereas the typical TIC unit is an old Victorian or Edwardian building that’s been given a cosmetic facelift and cheap “developer special” kitchens. Here we have TIC units in a building whose aesthetic, effective age, and parking arrangement looks to be typical of a new, high-end condo development.

  10. Posted by noearch

    why did you have to stretch the photo? the building is not as tall and skinny as you depicted.
    it is a fabulous remodel of one of Noe’s ugliest buildings. I heard it was a drug den before.
    my chief complaint: they didn’t plant ANY TREES in front in the sidewalk zone. I understood that the Planning code required trees for any remodel. The owner/developer/builder should be required to go back and put in trees!

  11. Posted by kaya

    There was an open house for this place tonight. The finishes are beatiful, I especially like the black oak floor in the top unit. One of the streetside windows in the lowest unit is quite misaligned, but even when they’re closed properly and you’re in the top unit, I’m surprised how much you still hear the J Church. I didn’t find the private yard private at all, there are multi-level decks all around. The deck on the top unit is sweet. I loved the cantilevered frame-less glass panel guardrail, who makes these?
    I hesitate to criticize this place because I’m so grateful for the improvement this project represents to Church street, but I’ll be amazed when/if buyers come forward at these prices.

  12. Posted by Jim

    Excellent design inside and out. A real contribution to the neighborhood to to SF housing stock. Actual three-bedroom units that a family could live in.

  13. Posted by Nicole

    Very nice contribution to the neighborhood, but somewhat cheap finishes for the price point. The windows need to be replaced with double paned/sound proofed ones. You can really here the j church and street traffic.

  14. Posted by REpornaddict

    I saw these units yesterday.
    Really liked the top and bottom, thought the middle unit was kind of blah.
    Loved the wood (driftwood?) shelving in the top unit. Great en suite bathrooms.
    The bottom unit seems best priced (lowest $ per sq foot) and will do well I think.
    Top unit, with the highest $ per sq foot may struggle at that $ per sq foot for a TIC -but I liked it.
    If you’re looking to spend $1.25m on property I think there’s better around than the middle unit. I just don’t think there was anything special about It, unlike the other two.
    Either way, will be very interesting to see how all 3 do.

  15. Posted by johnny boy

    Yes, I’m glad to see the new construction replacing the ol drug den. Really cleans the neighborhood. I saw the units this weekend and I agree that the top and bottom units were very unique. Middle unit is least appealing. May have to do with the clever staging in the top and bottom.

  16. Posted by SocketSite

    1278 Church closed escrow on 9/19/08 with a reported contract price of $1,368,000 (2% under asking).

  17. Posted by REpornaddict

    what happened to the other two?
    I can’t see them on the MSL any more.

  18. Posted by REpornaddict

    any update on these?
    can’t see them listed anymore.

  19. Posted by auden

    One of them is being offered as a rental on craigslist. http://sfbay.craigslist.org/sfc/apa/1004042262.html

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