Acquired for $1,000,000 in 2010 as a four-bedroom home with 2,040 finished square feet and 950 unfinished, the Edwardian at 1350 6th Avenue is in the process of being remodeled and expanded with a new media, bath and guest room on the lower level, behind parking for three cars with two cars in tandem and one to the side.
While not yet finished nor official inventory, the property is testing strength of the Inner Sunset market for “stylishly remodeled” homes and is currently available for $2,250,000.
UPDATE: As a plugged-in reader quickly notes, there’s something amiss between the kitchen photos and the floor plans on the agent’s site, we’re guessing the “Kitchen” and “Breakfast Nook” might have been flipped. The answer when we have one.
∙ Listing: 1350 6th Avenue (5/3.5) – $2,250,000 [ninahatvany.com]
From what little I’ve seen, it doesn’t really seem to fit the street.
I’m sure it is well done and will turn out beautifully, but a white marble kitchen in that location seems overdeveloped for what someone looking in that area will expect/want to pay for.
You are right though, it will be interesting to see the final sell price.
Hmm. I don’t get how a white marble kitchen has absolutely ANYTHING to do with “fitting” the street.
Am I missing something? The kitchen is inside the house. The street is outside the house.
Lots of people like white marble kitchens in the city, the country, the suburbs, on a lake, in a high rise, in a cottage, in a townhouse, etc, etc, etc.
What is the exact relationship of the floor plans and the photos anyway?
Exhibit A: A photo of a kitchen island with a marble top; beyond is a 4 foot wide or so opening to another room beyond with full height built-in cabinetry on either side.
Exhibit B: a floor plan showing a kitchen island next to an 8 foot or so wide opening with casework on one side only.
Exhibit C: A photo looking across the same kitchen island towards a refrigerator and stove, in-line and separated about 2 feet with countertop.
Exhibit D: A kitchen floor plan with a refrigerator qnd stove on separate walls at 90-degrees to one another.
[Editor’s Note: Great catch. We’re guessing the “Kitchen” and “Breakfast Nook” might have been flipped. The answer when we have one.]
If the garage and basement “hall” are at the same grade they really need to have a door between – inside access is key at this price point.
looks like there is a school playground directly across the street. for this price point, i wouldn’t want to hear school bells and kids playing out my front door all the time.
@futurist
I’m assuming this is a flip. The point of a flip is to maximize profit and while a potential buyer looking in that area/street might be thrilled to walk in and see all the bells and whistles of a designer/high end remodel, they might not be prepared to pay for it.
Therefore the developer probably could have put in something less expensive and without limiting his pool of buyers.
I don’t assume it’s a flip. Maybe yes, maybe no.
So what?
It’s a nice kitchen with great finishes and appliances: buyers all over the city enjoy this type of interior. Besides, a well designed kitchen is not a large percentage of the budget.
Nice design, nice kitchen: appropriate.
I’m just not seeing $2.25M in this location. I think it was a mistake to got this high end and try and achieve this price.
That’s not just any ordinary school across the street – it’s the new home of the Principal Center Collective. Many neighbors are not happy about this. Hard too see a $2m house next to a school for juvenile offenders.
@futurist
I can only assume by the kitchen, floor plans (as that’s all we’ve seen) and by the marketing this is meant to be a high end development.
I still stand by my opinion that this type of development is unusual for this location and finding a buyer willing to pay a premium for it will be harder than if they had gone more mid-range on the finishes.
$2.25M and you have to walk out the front of the garage to get in the house? And the three non-master bedrooms on the top floor get to fight over one bathroom?
I am not feeling this one.
I agree with both futurist and wc1. Marble is not necessarily that expensive, and you see it in houses in the bay area at well under $1 million. My friend has marble countertops and her house is in Oakland and worth way less than that. When I was redoing my kitchen I found marble slabs that were significantly cheaper than granite, although some were fairly expensive, so it really depends on what exactly you want.
On the other hand the price seems way out of line for the neighborhood. They are asking near $1,000 per sf assuming they converted a portion of garage to the media/ guest area, and the change hasn’t been updated in the square footage numbers on the public records. That is about double the going rate for the inner sunset, which generally gets about $450-$500 psf. It definitely seems that they over-improved for the area. The finishes look very nice, but I don’t see somebody paying that much to live there.
The Edwardian SFHs in this area (2nd-6th between Hugo and Kirkham) have been going for $500-$600 psf. These are homes that have been expanded at some point to 2600-3200sq ft but may be showing some age in the kitchen etc. Very nice / livable but not completely remodeled or new. One of these sold within the past 6mo. on the 1300 blk of 5th for $555 psf.
I don’t think anything like this project (given size and price) has been done in this area (ignoring the “dream house”). I have my doubts but am suprised with almost every close in inner sunset lately. Fwiw – I see 3 sales over $2m within the past 10 yrs. 1 ea in 05, 09, and 11. The last one was $2.6m and in Winsor Terrace
Good grief lol – I’m sorry I mentioned the marble in the kitchen – I had no other pics, so I had no other examples showing this as being a high end development.
My point had nothing to do with marble kitchens per se.
I’ll be back to this thread after sale to either gloat or eat crow.
The realtor seems to have an overly aggressive pricing strategy. She sold 315 Santa Clara in St. Francis Wood for 3.2M after listing it at 3.8M.
[Editor’s Note: No Apples At 315 Santa Clara Avenue (But There Is A Pool).]
There are two bathrooms on the top floor, not one.
Has anyone been inside or seen the decks?
“There are two bathrooms on the top floor, not one.”
But one is the master bath, right? The other three bedrooms only have one to share unless the floor plan is wrong for the third level too.
Yes, children need their own individual master suites, they cannot share a bathroom.
It’s very common to have 3 regular bedrooms sharing one bath. Not unusual at all.
While $1000psf is too high, I wouldn’t underestimate the attractiveness of this hood: has the restaurants, Muni rail, and GGP. While maybe people near Dolores Park might not want to move there, it’s moving “up” for those in the Sunset.
has anybody been inside? is it slick?
consider it tested.