As the parcel and building once looked in blue above, as the two new buildings with six new condos at 2125-2135 Leavenworth now look below.
2133 Leavenworth looks to be lived in; 2131 appears to have sold; 2135 is in contract (asking $2,595,000); and 2125, 2127, and 2129 are asking $849,000 to $2,595,000.
∙ Listing: 2125 Leavenworth (1/1.5) 930 sqft – $849,000 [MLS]
∙ Listing: 2127 Leavenworth (2/2.5) 1,401 sqft – $1,449,000 [MLS]
∙ Listing: 2129 Leavenworth (3/2.5) 2,298 sqft – $2,595,000 [MLS]
Not great architecture, but an indisputable improvement. Architecture lost its way during the period of degradation of modernism to cheap and simple.
What’s the story with utility undergrounding? Is this proceeding? I’d hate to spend $2.5 mil for a place (or for that matter, $500k) and have to look at a jumble of wires, transformers that spew PCBs everywhere, etc.
I would be interested in 2127 Leavenworth at the $800K price point.
Don’t count on utility undergrounding anytime soon – PGE is way behind on their plan to underground the whole City by 2050. Basically, they have no money. Also, they feel that the North side neighborhoods have been given to much preferance in the past and are now focusing on the Southern side. I believe neighbors can all band together if a certain number of blocks agree to do it and pay themselves, but as I found there are some people that refuse to spend the $15,000- $20,000 per house so it is hard to make it happen.
The new buildings look really really CRAMPED !
Are we turning San Francisco into a mini Queens / Bronx, with tiny cage houses ?
They are doing a lot of undergrounding in Pacific Heights right now. Are all those houses paying $15K?
Uh Chad,
This part of town already exceeds the typical pop density for queens/bronx.
Check out st francis wood if you want acreage with your single family detached home.
Comparing the pop. density of a half-mile square neighborhood with a county is absurd, but FWIW Russian Hill is not as dense per sq. mi. as the Bronx. Of course, if pop density is a virtue, Russian Hill can then be proud that it has something in common with Astoria or Washington Heights.
Wait a second guys, is this a picture of the Bronx? Don’t try and get anything past me.
I rent a block north of these. The local homeowners were up in arms with this project and there were posters circulated to “Save Leavenworth Street.” I think the neighbor to the south of these was particularly peeved: theirs is a beautiful & stately Julia Morgan home.
Story goes, as I understand it from the public hearings you can find online through google, was that someone purchased the place and then intimated to one and all that they were going to rehab the place and live in it with extended family. Whether or not that was ever the intention, they then requested to transform the existing and deteriorating 3 (or 4) units into the current six units. The owners/developers claimed that the existing structure was in too far a state of neglect to be saved, including troubled foundation. The locals/neighbors claimed that the owner was leaving the place in intentional neglect to facilitate the desired teardown/development.
We moved here when the place was trapped in dispute – at some point, someone knocked on our door while my parents were staying with us asking them to sign a petition in support of pulling the place down. Nothing happened for about 2.5 years.
Finally, demolition began (I think over a year ago) and the current buildings went up. They had two units open about 3 months ago, again when my parents were in town, and my father and I went and looked. The middle unit was unremarkable, in so much as I’ve been to +100 open houses the past 3 years and really can’t remember much about it.
The top penthouse unit we saw, however, was quite memorable. It was very large, and was built on two levels, with a master-suite upstairs. The deck of that suite had spectacular views: IIRC, it peered above the buildings to the east, so took in a very large swath of the East Bay, Campanille, top of the Bay Bridge, Transamerica. One could also look north up Leavenworth and see Alcatraz.
It’s been really one of the few times I’ve wished to stink of money the way Croesus did.
@Debtpocalypse, thanks for the report. Any idea why the neighbors were initially against them bulldozing the original structure? Just typical anti-progress “suburban” status quo people? Did they try and get the building deemed historic or any of their usual tricks?
94109 – of which a good portion is russian hill is in excess of 90k ppsqm.
This is much more dense than most of the bronx – and definitely more dense than queens, which is the most suburban of all NYC’s counties outside of Richmond (staten island)
Its not apples to apples – but the contention was made that people are trying to turn the area into “bronx or queens” by densifying housing – when the area has historically been very very dense – among the most dense areas on the west coast.
2129 under contract already?
http://www.sothebyshomes.com/norcal/sales/0084252
Scurvy,
Everything I know of the situation, I learned from this document (search “2121” and you’ll get the backstory).
http://www.ci.sf.ca.us/site/planning_page.asp?id=45740
Otherwise, have you tried sucking lemons?
I’ve been here a few times when they had open houses. The top floor (3 bedroom) is really nice. Beautiful layout, i think it had 3 private decks, overall a very nice place. However, no way in HELL it’s worth $2.5M, but maybe they found a sucker. Regarding the 2 bedroom unit, it’s really should have been made as a large 1 bedroom instead of trying to fit two bedrooms in it. The bedrooms are right next to each other and both are very small. Can’t fit a king in it. The bedrooms actually connect to one another and one opens to the other. So it’s a strange layout. I wanted to like it b/c I like the area. But poor layout. But the 3BR, was awesome…but can’t justify the price.
Maybe knock the wall down between them and get that 1BR and king bed in there anyway.
Knocking that wall down would help, but they will also need to knock the price down about 50%.
The sale of 2129 Leavenworth closed escrow on 11/18 with an unreported sale price on the MLS.
The sale of 2127 Leavenworth closed escrow today with a reported contract price of $1,375,000.