We like the feeling of the front rooms and the original cabinets. We’re still trying to figure out the thoughts behind the rest of the remodeled kitchen and that box over the fridge.
And before you go there, assume the previous sale price of $1,500,000 was for the pre-renovated building (it’s two units) and not 1467 Dolores alone.
∙ Listing: 1467 Dolores (2/1) – $889,000 [1467dolores.com] [MLS]
While I’m all in favor of lots of storage (even if you need to use a stepstool to reach it) in the kitchen, that box is super ugly. I have no explanation except that someone put it in before knowing the dimensions of the fridge.
It looks as if the remodel was fairly superficial : the cubbyhole next to the fridge wasn’t even altered nor was the old school outlet above it where you used to plug in your kitchen clock. (Mine now powers an illuminated golden angel)
And what’s up with that Freud couch in the living room ? Is this where you lie recalling dreams of driving cars into super wide fridges ?
60/month HOA with parking is downright civili(zs)ed. Is that correct?
Old school condo conversion (all for one and one for all on the mortgage). They’ll be able to make their exit without losing their shirts as the condo premium should be larger than depreciation (if any, given they bought in 2005).
Front room looks like a badly decorated waiting room at the dentist’s office.
The work rhombus in the kitchen is unacceptable.
Sorry… guess I’m in bad mood today due to the supreme court decision yesterday…
1469 Dolores is also listed for 869k and I saw that unit about 9 months ago before their kitchen “remodel” – it’s definitely an improvement. I’m sure the owners did most of the updating themselves in an effort to save money. They replaced the hideous terra cotta tile floor with hardwood and filled the yard with an ugly concrete slab and updated the bathroom.
Hiring a contractor to fix the kitchens and expanding the garage to add more parking wasn’t worth the time or money, especially considering they each paid about 750k and probably spent 25k or more on upgrades and condo conversion costs. And after commissions they aren’t really making much…which is probably why they priced them too high.
Even with the upgrades it’s ultimately a 2bd/1ba with room for further improvement(sunroom is adjacent to both bedrooms and only really works as an office or nursery) . Inventory is a little thin so I’m curious to see how long these stay on the market and what they go for. I would advise my buyers not to pay a penny more than 840k for the top and 825k for the bottom.
“Front room looks like a badly decorated waiting room at the dentist’s office.”
“work rhombus”
Both noted with pleasure.
Of course, the dentist’s office vibe is the stager’s fault, but still, an almost freakish disregard for reality in that “collection d’objets.”
Paying over $800k would be unwise. I mean, c’mon. The kitchen needs to be completely re-done with more work needed in the full bath. Speaking of baths, I’d try to find a way to squeeze in a half bath in the laundry room. With a new kitchen, an added half bath and some updating in the full bath, I could see it going for around $840k.
I like this unit. I used to live in neighborhood, excellent location if you have a dog. Not sure if it’s a TIC or a Condo. If a condo, I’d say priced about 5-7% higher than it should. If it’s a TIC, I’d knock at least 15% off since converting even a 2 unit will cost you some time and $$$.
[Editor’s Note: Bought as a TIC in 2005, converted, now a condo.]
I’m OK with the living room staging…it’s not great but who cares. I do have a big problem with the concrete slab backyard. It’s low maintenance I guess but it could be so much more.
In terms of price, it does seem super high. With a second bathroom perhaps they could get closer to asking. It is large and in a nice location with parking so it’s going to be interesting to see where this ends up. Based on the website pictures I’m going to say $810,000
It’s funny that both units are on the market, but with different firms:
http://www.1469dolores.com/
I saw 1469 a week or two ago and I could live there. (The upper unit wasn’t open at that time.) The flow is better than a lot of condos I’ve seen in Noe. At that price, I’d rather get a 2/1 SFR, but I think these may go for close to asking.
1467 Dolores sold for $901,000 and 1469 Dolores sold for $867,000.
So even the Paragon agent guessed low on these.