Purchased for $2.935 million in October of 2017, the 3,000-square-foot home at 564 Valley Street, a modern four-bedroom, open plan home with a two-car garage, multiple open spaces, including a terraced backyard, and a showcase primary suite spread across the home’s top floor, returned to the market priced at $3.695 million this past June.

The re-sale of 564 Valley has now closed escrow with a reported contract price of $3.75 million, which was 1.5 percent “over asking” and 27.8 percent above its sale price in the fourth quarter of 2017, representing average annual appreciation of 5.2 percent per year over the past five years on a straight line basis.

At the same time, the widely misrepresented Case-Shiller index for single-family home values in “San Francisco” is up 59 percent since October of 2017.

6 thoughts on “Index Versus Reality for a Modern Noe Valley Home”
  1. Note that this house is on a dead-end / cul-de-sac / borderline private driveway and a few doors down from a (admittedly steep) park.

    To me, this is a pretty good deal. 1,200 a square foot for a recently remodeled, high end SFH with a balanced floor plan that checks all the boxes, parking, backyard and five separate decks/balconies.

    The only con is that, to me, it’s not very walkable. Those last two blocks are steep.

      1. Outdoor space is never included, AFAIK. You can usually spot the places with substantial roofdecks etc before clicking through, because their price per square foot can be absurdly high. It’s high because the decks are amazing but aren’t included in official numbers.

  2. The more interesting recent sale in Noe (to me at least) is 3725 23rd St. Sold April 2016 for 3.25M, sold again this month for … 3.25M (having initially listed at 3.75M). Apples to apples I think, or close to it.

  3. First order of business for the new owner…repaint the garage the primary house color so it looks less like an add-on!

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