445 Upper Terrace #3
It’s not huge (875 square feet), but it is thoughtfully renovated (as well as presented). Asking $879,000 in July, 445 Upper Terrace #3 was recently relisted (now an “official” 3 days on the market) and repriced (now asking $779,000).
Purchased in April of 2006 (pre-renovation) for $690,000. Oh, and big views.
∙ Listing: 445 Upper Terrace #3 (2/2) – $779,000 [445upperterrace.com] [MLS]

22 thoughts on “A “Sleek” 445 Upper Terrace #3: Renovated, Relisted And Repriced”
  1. I think the bathrooms are fantastic, but the zebra wood floor is a little pushy. As for the coffee table, whatevs — it won’t be there when you move in 🙂
    Looks like a nice use of limited space, but as mentioned above, that building is fugly!

  2. they are expecting a 13% return on this property in the past 2.5 yrs? Good luck with that.
    i will take a serious bet that this one doesn’t go over 700K

  3. phenomenal views and I love this neighborhood, cole/carl is a cute quaint little area, and you’re not too far of a walk from Irving or Haight either.
    I like the floors, although I’d want to make sure they’re real wood and not a laminate/pergo type of thing.
    Hate the green wall and the camoflauge wall, but those can be easily changed. Hate the kitchen cabinets, a little less easily changed.
    anyone know about the fog factor here? Just a few blocks west and down the hill it’s fog city… not sure if this place is high enough/east enough to escape the fog… my thought is that it does not escape the fog but I’d love to hear from somebody who knows this particular block.

  4. 13% return? I don’t think so – if they renovated it after purchasing it for $690K I think they will be under water after accounting for brokerage commissions, renovation costs, and holding costs.

  5. ex-SFer,
    The fog has a lot of breaks before here. You can watch the fog roll over twin peaks/Portola, shoot down the pan handle, and fill Cole Valley before it gets to here. And so, on a lot of days it does not get up this high&east.

  6. anon2, re: the coffee table:
    It is “rustic-modern”, a kind of annonymous table copy in the style of GEORGE NAKASHIMA. Your assessment of it being “Mid-Century meets Big Bear cabin” is quite apt, it was very popular during the modern vacation home/a-frame/sea ranch era of the 60’s. You can pick one up at the other shop on divis right now for $450, it is in the front window.
    NEXT…

  7. I was giving some foggy day points of reference. No it is not between there, but it’s foggy there first. Isn’t it foggy in Noe Valley and not the Mission sometimes too? There are many fog breaks in the city.

  8. wow thanks Sparky.
    I love this part of the city, so long as you’re far enough from the noise from 17th (which seems likely given the view and location). if it’s not foggy there I honestly struggle to see why people don’t snap this up over some of the other drech that I see posted.
    that said, it is a wee bit on the high side price-wise.

  9. Isn’t it foggy in Noe Valley and not the Mission sometimes too?
    Sure, for about 15 minutes.
    The fog breaks are the hills first and the warm flats second. The Mission and Noe are warm flats. Potrero Hill and Bernal Hill are the last lines of defense. That’s why the easternmost areas in line with those hills are the very sunniest. Ever been at The Ramp when the whole city is shrouded in fog, and you and your friends are still sipping margies in the sun? That’s pretty much the sunniest spot in the city.

  10. This mini neighborhood has a massive sense of isolation, that may be good or bad for you. Check it out on a map. Only one road in, or a long tall staircase up from 17th Street near Clayton.
    The nearest SF Muni bus is a bit of a hike, with a good elevation gain thrown in, so plan on driving for just about everything.

  11. I think the re-model is fantastic. Are the floors and green and camouflage walls daring? Sure. Good design usually is. Not everyone cares to shop Sacramento Street.
    The building isn’t fugly. It’s just non-descript, and those same people who don’t shop Sacramento St. also don’t necessarily have to live in a re-worked Edwardian or Granny-chic Victorian.
    If they just nix the plants above the kitchen cabinets they’ll have a quick sale.

  12. I looked at an apartment about three doors down from this place back in ’06. I really liked the neighborhood but I will say it was crazy windy and *cold*. Could have been that day, of course. I like this place. How much for the antlers?

  13. anon, sometimes the fog comes off the bay and Potrero hill (and the ramp) get fog before the Mission. But, is this(upper terrace) as foggy as Cole Valley, the Haight, and Western Addition; No it is not. Is it as sunny as Mission/Noe/Potrero; No it is not.

  14. Sometimes it is foggy, sometimes not. There are times when you can see Land’s End, The Presidio, etc. with fog rolling over it and it will be sunny in this neck of the woods. Sometimes there will be fog in the panhandle and it will be clear on upper terrace, other times the opposite. Sometimes you can see the big wall of fog hovering over the outer richmond.

  15. 445 Upper Terrace #3 closed escrow on 10/23/08 with a reported contract price of $835,000. That will be recorded and reported as an “official” $56,000 over asking according to industry and agent statistics. At the same time that’s $44,000 under its asking in July.

  16. For those of you that said it wont go for over 700,000, well you were wrong. It went for 840,000 all cash!! And the building is NOT ugly at all. Completely renovated inside and painted on the outside.. I think I only see GREEN ENVY from most of your comments. And if is not envy then bad business sense.

  17. Oh and the nearest SF MUNI BUS ether the 33 or 37 is just down the stairs to the side of the building which is only a couple minute walk. So where do some of you get your directional sense now really? There are stairs to both sides.. One to Clayton and 17th and the other is to Clifford Terrace and Ashbury…. The isolation is truly only a nice false feeling.. Get a map and explore.

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