It’s a Nob Hill single-family home with four bedrooms, two baths (although one of which appears to be unwarranted), and a one car garage.
Sure, it could use some updating and would probably benefit from a complete overhaul, but on the surface (you’ll want to triple check the brick foundation) it looks livable as-is for now. And they’ve listed 1429 Sacramento at $1,128,000 or $409 per square foot.
∙ Listing: 1429 Sacramento (4/2)2,760 sqft – $1,128,000 [1429sacramento.com] [MLS]
Not pergraniteeled but perfectly adequate and priced right. Should go quickly.
This is a case when a semi-cosmetic redo of the front would greatly benefit curb appeal.
The upper floor window placement is off-center. Adding another window in the MB would fix that. The first floor wrongly appears as low ceiling from the outside due to poor choices. Better integrating the 3 levels together would make this a very attractive house.
Huh, this will be gone by tomorrow and way over asking. I’d buy it sight unseen.
No question, this is great value, I think. But it would gain a lot from improved curb appeal.
Agree that the price seems low. Reminds me to ask if anyone knows why the 3/1.5 house at 1290 Broadway (at Hyde) sold last year for only $1.15M ($483/sq ft) after having been listed as high as $2M (link below). Was it the proximity to the Broadway tunnel, the cable cars, or something else?
I saw this place yesterday. The garage is only about 4.5 feet high – OK for your Lamborghini, but it’s unclear whether one can excavate it to make it suitable for a civilian vehicle. (Then again, you can just park in front of the garage.)
And everything needs love: the kitchen is vintage 1960s lino. In-law unit downstairs could be turned into a really nice rec room, but to do this it would need to be taken down to the studs. The upstairs should be redone to turn a tiny fourth bedroom into a master bath, along with a deck off the master bedroom. Plus, you’d want to update the existing split bath.
But the bones and the location are there, and if you did all that work (you’re looking at ~$500K) you’ll end up with a fine 3/3 + rec room SFH on Nob Hill – easily a $2.25m+ property, and possibly as much as $3m, depending on the finishes.
@Nils, the bones are there? So you’re saying that the brick foundation the editor mentioned is sound/reinforced?
Yes Nils I wondered about 1290 Broadway as well. I saw it and dismissed it because I thought it was way overpriced. Maybe it sat on the market so long that everyone saw it and dismissed it like I did, everyone just went away, and when a low bidder came along, the exasperated seller just gave in.
1290 broadway sold? never thought it would. it sits right by the exit to the broadway tunnel.seller should not have felt exasperated. he should have felt happy that he found a fool in this market.
How does one use a 4.5 foot tall garage? What, do you crawl out of the car once it’s parked? That seems really odd.
@John:
You can buy this car
Or this one.
Or if you need a van, this one.
Fantastic. I also agree that this will go quickly and probably over asking. It has a real comfy feel to it (sorry, I’m a chick, I have to say these things, ha ha). The wood floors are astoundingly beautiful and usually I’m not bowled over by them. The kitchen will be a big job and you’d definitely need to add a roof deck off the back bedroom. Make sure you budget for a new fridge prior to your remodel, it seems to be missing. 😉
@lol: The house is one of a pair- the house next door is the mirror image of this. What you think of as asymmetrical does make sense visually from the street. Originally both were painted the same dark red.
And here they are in rouge:
http://www.mapjack.com/?EiBnWHa6bFTD
@lol: good grief. what does “curb appeal” have to do with adding a window at the front to “fix it”?
And what are the “poor choices” you refer to have to do with low ceilings? If at all.
The exterior facade is already very interesting and has character. Leave it alone.
I drove by today — street was busy; I assume from a broker’s open. I saw and heard one realtor of a certain age telling her clients their offer was rejected via her Bluetooth. Interesting to see what it goes for…
noearch,
The facade needs some kind of balance. The windows are all to one side and this kind of kills the curb appeal. The first floor looks like it starts at the bricks and ends at the top of the windows, giving the impression it’s a 1/2 floor.
It’s mostly cosmetics and perception. But the outside doesn’t reflect what’s inside. As an architect, you probably see past that. As a primitive buyer, I see this house as pretty ugly. I wouldn’t like to go back to it every evening.
@lol: ok, if you say so, then it needs some kind of “balance”. NOT.
The asymmetry is what gives the facade character, and I suspect it is the original design. And yes, it is perception, and your particular perception (apparently) wants order and balance and a facade that’s easier to view.
And architecturally speaking, the outside does NOT have to reflect the inside, in all cases. This looks just splendid and interesting to me, as is.
I would suggest reading The History of Architecture on the Comparitive Method, by Sir Banister Fletcher; published in 1963. A veritable bible of information about architecture and style.
Some great reading, tons of illustrations.
I would suggest reading the following Noearch: http://www.amazon.com/Bart-Starr-When-Leadership-Mattered/dp/1589791177
There’s a lot of great leadership quotes from one of the best Green Bay Packers of all time.
The sale of 1429 Sacramento closed escrow on 5/27/11 with a reported contract price of $1,338,000 (19 percent over asking) and $485 per square foot for the Nob Hill single-family home.
Fantastic buy in a great part of town. I think the buyers got a great deal here although I’m not too sure about the comps in this area.