While it appears as though 2311 Scott Street #1 last changed hands for $1,090,000 in 2005, it has been completely overhauled since (so no apples, but soon to be contributing to an increase the neighborhood’s average sales price). And based on what we see, and in (the) light of this sunny saturday morn, we’re fans through and through (and throughout).
∙ Listing: 2311 Scott Street #1 (3/2) – $1,995,000 [MLS]
That’s going to fly off the market.
Hard to imagine they got it for $500 psf in 2005 when shell space two unit buildings were going for 660psf in that time period, but whatever the real cost they paid, it’s a fantastic place.
I drive by here all the time but cannot place which building this is in. Because they do not show any exterior shots, I assume it is not one of the “jewels” of Alta Plaza park.
The interior is FANTASTIC however, and it will be interesting to see what they get for this. It is a very well done remodel, whoever did it.
Regarding exterior shots… Mapjack says it’s the green corner victorian (queen anne?) behind the colorful van.
http://www.mapjack.com/?zRBnWpZxbFpE7CAA
[Editor’s Note: MapJack is incorrect on this address. This is the facade of 2311 Scott (likely captured at the time of the remodel): http://www.mapjack.com/?EXBnWmYxbFkEEDAA]
[Removed by Editor]
If they spent under 100k on this remodel they did a great job at keeping costs down. This unit shows very well from the pictures and the location is fantastic. Is there an open house coming up for this property?
The interior shots do look great. A big improvement over the previous listing photos from the $1.09M sale in 2005. Permit history shows a building permit for $100K plus a bunch of others – if they did spend less than $100K, they did well. I would have guessed they spent more.
The asking price is just over $1,000 psf. That seems at least $100 psf too high. Yeah it’s Pac Heights – but I didn’t see the Golden Gate Bridge out of any of the windows (although that probably could have been arranged had they listed with McGuire). The median psf for recent big condo sales in Pac Heights is around $800 (although there are some really pricey ones on Broadway and Pacific).
I would check out the HOA situation. This is a four-unit building and your three other HOA-mates paid from $400K – $572K for their much smaller 1BR units (all back in mid 2005). Unit 1 has about 1/2 the total square footage so it probably pays 1/2 the total HOA expenses. The three other guys only pay about 1/6 each. I don’t know representative voting is per unit or per sf, but this unit could be easily out-voted if it ever found itself at odds with the three small units. And you only get 1 parking spot with Unit 1 – same as the other three.
Maybe it will fly off the shelf at $2M – but $1.5M seems like a more reasonable price in this market.
If I were flipping a property, I wouldn’t be bragging about how little I spent on the remodel. “They really kept costs down,” translates to they used the cheapest everything they could find and it will fall apart after six months. A $50 a foot remodel – really?
anyone know who makes those doors that open up and fold to the side? It does not look like a nana wall to me, but perhaps it is???
The comment referring to a $100K remodeling budget for this condo has been removed as it was made by a well-known troll who is completely out of touch with reality.
Very Nice
Very nice. Good porn.
But some issues with the comments:
First, not every home sold is a “flip”. This was last sold in 2005.
Second, for those of us who have had extensive remodels, the overwhelming tendency is to understate the value and extent, lest we up the value of our homes for tax purposes.
Third, haven’t we all learned that online sites (Redfin, Zillow, Property Shark) are notoriously inaccurate?
This goes for over asking. It’s too turn-key and too well located not to. Immediately thinking that it’s overpriced says more about the person commenting than it does the property.
Gawd I think this is butt ugly. I can’t believe they trashed the original to produce this. It basically has the same style as a corporate lobby. This approach to remodeling is now in its degraded phase. The same thing has been done so many times, squashing diversity and variety, that it’s nothing more than a stupid trope. Maybe the real estate industry really does need to slow down, to end this meaningless churn.
Not my cup of tea… though it very much reminds me of some hotels. I would assume that they, like anybody who does renovations in any town, have tried to downplay the costs to keep the tax assessment down (most contractors will do that without asking, the permits that get pulled always really minimally describe the work). Still the areas I would look out for skimping would be: 1. Flooring– is it hardwood or engineered wood? If it is engineered wood, I would want to know how thick the refinishable part is– there are engineered floors available that are not thick enough to be refinished. 2. Is the atrium included in the square footage?
[I do like modern, but it is higher maintenance than one would think… the clean line look with no moldings or detailing is unforgiving if the paint starts to crack or your line gets a little warped as the building settles or the vibrations from a neighbor’s remodel start to jostle your wall board].
I wonder if the price is a little too optimistic for a condo. I know the location is important, but reasonably comparable units are available in other parts of the city for a lot less per sq ft.
I guess beauty is in the eye of the beholder, and mine are wide open. This is beautiful. To the “hotel lobby” naysayers, fine. See it like that. I see an extremely comfortable space with great materials, flow and it looks like solid craftsmanship. Does everything in this city have to look like someone from the Gold Rush slept there?
It sells this week, over asking, no problem. Have you folks seen the other inventory out there these days? This is Pac Heights prime — it sells soon, it sells fast, and it sells hard. We’re in a market where crappy stuff sits, and good stuff flies. There’s very little inventory in Pac Heights — good or bad — but there’s still plenty of buyers. I expect to see this one going Act-Con. by Wednesday morning, unless there’s an offer date placed on it.
I agree that this will sell very fast, but this reminds me of another listing , the penthouse at One Florence on top of Russian Hill, which is in a spectacular location with an amazing interior but there was one thing neither unit could control, and that was the exterior of the building and public areas. Both listings did not have any pictures of the exterior, and that always lets me know that it is not going to be great. I find the outside of this building to be dull to say the least. I don’t know why, but the exterior is as important to me as the interior. But if one were to take a more New York view of real estate in this city, it is impossible to get everything, and this listing almsot has everything. Perfect location, parking, nice floorplan, and a very well done turn key interior.
This looks slick, but the idea that condos should have dark kitchens and dark wood treatments strikes me as bizarre, especially anywhere near the foggy parts of the City. Actually living in this space might put occupants at risk of year round Seasonal Affective Disorder.
Wow. Very very nice place, and very original. This will be a real canary for the bulls. If it blows through its asking price (as I suspect it will), we’ll hear all about it from the realtors, I’m sure: “12 offers, winning bid $2.45M…11 more buyers still out there!!!”
But, if it lingers…
Saw it this morning. Love it!
Ditto. Gorgeous remodel. Whoever wrote $100K is out to lunch. Bedrooms are on the small side but the living area is fantastic. View out over Alta Plaza is great with the classic 2500 Steiner in the background.
Wow, this is pending already after just 2.5 weeks? Must be all the free publicity on this site! I’m guessing $2.1 mil The greatest secret to remodelling is overselling the cost of the remodel.
$1,090,000 in 2005, and now $2.1 perhaps in early 2008? Amazing! Location, location location. Any condo that has a park view in Pac Heights should do well.
2311 Scott #1 just sold for $2.17M (actual sale date was Apr 3). This is $175K over asking (9%) and a full doubling of the 2005 selling price. It works out to nearly $1,100 per square foot.
I will admit – I am surprised at this sale (and many other recent ones). fluj and the bulls may be right – San Francisco is different (or at least a fairly significant segment of it).
another condo in this same building has just come up for sale–unit #4. Any thoughts? Hasn’t had the incredible remodel that unit 1 had, but still pretty nice. Any thoughts??
How much is #4 listed at?
I’ve seen #4 listed at 679K, 735 sq ft with deeded parking, top floor overlooking the park