The “quintessential peaked roof Victorian home” at 4027 Cesar Chavez over in Noe Valley was remodeled, “expanded & opened to a fabulous garden” in 1999 having been purchased for $415,000 in 1994.
Listed for $1,749,000 in May 2007, it sold for $1,650,000 that June.
It’s now four years later and the quintessential Noe Valley home is back on the market and listed for $1,595,000.
∙ Listing: 4027 Cesar Chavez (4/2.5) – $1,595,000 [MLS]
Nice. Like the large yard, too. Not sure about the price (being remodeled, I’d expect them to list the sq ft).
Not usually a fan of Cesar Chavez (the street), but this part is a lot better than the other side of Sanchez.
Lastly, although an easy walk (and Sanchez is fairly flat from here to 24th), the ‘steps to 24th’…c’mon..it’s still 5 blocks away.
Well our 20% off from 2007 price would be $1,320,000. I’ll throw that out there as the over/under line and take over.
overall I like this place, although I don’t know the area well.
Only thing I really dislike is the odd room with a stairway coming up from below with a couch facing into the stairway. seems like a difficult room.
very sensible kitchen layout.
I’d like to see the floor plan here, because it seems like it may have an odd plan given that it has a very different addition.
The original mortgage was with WaMu. Looks like a refi in 2008 from Provident Funding.
Exquisite garden? Isn’t that some obnoxious red lava rock I see strewn about?
Most inefficient use of outdoor space ever!
The City would never allow such an obnoxious rear addition these days, thank goodness. They’d require at least some sloping of the new roof line to hint at an attempt to integrate the two structures. Not that the new has to look like the old, but this kind of design reeks of cheapness and a cowardly architect who let an insufficient budget rule the day.
^
Completely false. You can make that addition if you want to. It’s at the back of the house, so they don’t really care, and it actually matches with a lot of what has been built on the back of victorians.
sparky-b
If I hadn’t attended a Pre-Project meeting yesterday for just such an addition, I would agree with you. But the historic folks are a much more powerful force these days and the City Planners absolutely have a say in what goes on in your backyard. I’m not making this up, I was as much taken aback as I imagine you would have been.
Wow, okay, if that is happening at Pre-project meeting I’ll take your word for it. The thing is I have lived in several victorians and edwardians and they all have flat roof additions at the back. That’s where the plumbing went when those old additions were put in. If I was in that meeting I would make the point that it is more in line with historic practice to have a flat roof on the rear addition.
okay so I called, and Historic does not care what the back of the house looks like except for on a designated historic house. Planning wouldn’t send a rear addition of a regular house to Historic so you can build a flat roof addition or one with a roof deck.
No square footage listed? Always suspicious…
I don’t se it selling for the asking price — maybe $1.45 – $1.5?
if you talked to a planner at the counter the I think you will be in for a surprise when push comes to shove. In yesterday’s meeting they even kabashed a firewall for the stair down from the new first floor roof deck. They “don’t support firewalls anymore”.
But go ahead, design away, and let me know how it goes.
I hope you are charging by the hour…..
They should wait and sell this after the Zynga IPO. But I will hazard a guess that it sells in four weeks for $1.55M.
This is only one a whole list of potential apples in Noe right now:
865 DUNCAN St – sold for $1.329 in 3/2008, listed at $1.385M now
550 Valley – $1.498M in 12/2008 now at $1.425M
1502 Noe St – $1.05M in 5/2008 now at $1.095
815 Douglass St – $1.849M in 1/2008 now $1.549M (hmm)
780 Elizabeth St – $1.495M in 9/2007 now $1.55M
4124 26th St – $822k in 1/2009 now $799k (condo)
16 28th St – $1.003M in 5/2009 now $1.095M
And no I have not done the hard work of checking for permit history on all of these. Maybe this weekend if I get bored.
At least two of these places have had work:
865 Duncan shows new kitchen and bathroom and extensive remodeling.
550 Valley new kitchen and bathroom.
16 28st has open permits and approved plans, but the work has not been done.
I got the 780 Elizabeth prices swapped:
$1.55M in 2007, now $1.495M.
Now 815 Douglas doesn’t look like such an outlier.
NVJ – 550 Valley was totally new in 2008 – so i doubt the kitchen was redone again. Also, check the tax records – the $1.495 price has an asterix so it probably sold for less given it’s long march down in pricing back in ’08
this price range has been pretty barren. so i think anything decent in the $1.4 to $1.6 range will sell pretty quickly. everything i’ve seen is tiny or totally f-ed up in layout and condition. so if if 550 Valley and 4027 Cesar buck that trend they will both sell quickly.
I saw this place and was surprised by the price. The layout is very strange. The exterior, entry, formal living room and dining room are nice, but that’s about it. The kitchen is ok, but the finishes are pretty cheap. The “family room” is very strange with a stairway down right in the center. I can’t figure out where you would put a TV. The floor in the family room is different and raised from the dining room and looks awkward. The downstairs rooms are very small and plain. The deck and yard is ok. The upstairs “master” is pretty small and has no master bath. There is a large closet next to the master that could be turned into a bathroom, but the whole upstairs is still very small. The second real bedroom upstairs is fine, but the third “bedroom” is tiny and does not have a closet. The single existing bathroom upstairs is very small and does not have nice finishes. I was excited to see this house as there have been few houses in this neighborhood listed in this price range, but I was definitely disappointed.
Straight into contract, and we’ll see what happens. I’m a little surprised. I have had a theory the past year and a half or so that 1.2 to 1.6M Noe SFRs is among the most stable markets in SF. It was a theory that I actually had reversed. Initially I thought post-late 2008 that that sort of property, due to who takes out corresponding mortagese, which is to say highly compensated working folks, would be hard hit by both the job market and the mortgage market. That didn’t turn out to be the case really. But regardless I’m surprised because this particular style of house, which is very common in Noe, never does all that well due to the layout of the upstairs rooms.
“Sold” for $1.65 – over asking and at the 2007 price.
[Editor’s Note: A Quintessential Return To The Year 2007?]