Purchased for $1.42 million in July of 2018, the two-bedroom condo at 1735 Grove, in a three-unit building “on a quiet, tree-lined street in the heart of NOPA,” was subsequently remodeled to include a showcase kitchen, with custom cabinetry, high-end appliances, quartz countertops and a new breakfast bar and expanded opening, along with an expanded walk-in laundry area and new flooring, all while maintaining the unit’s period grace and charm.

Returned to the market priced at $1.45 million in early March, the list price for the “exceptional NoPa home” was reduced to $1.35 million after a few weeks on the market. And the resale of 1735 Grove has now closed escrow with a contract price of $1.42 million, which is officially “over asking!” according to all industry stats, aggregate reports and perhaps a postcard or two.

At the same time, while industry stats and aggregate reports would suggest that the unit “held its value” over the past five years, that’s ignoring the additional investment between sales and the up and down between.

16 thoughts on “Exceptional NoPa Condo Fetches an “Over Asking” Price, But…”
  1. This condo was already quite nice and at par with what you’d expect. Easy to argue that the homeowner over-improved the place from a pure investment standpoint, notwithstanding personal benefits.

    1. If it was a half-million dollar kitchen, complete with a $60K Grand Palais range, we’d agree. But this unit wasn’t over improved for either the neighborhood or price point and the remodeling added value, without a doubt.

  2. OMG. They replaced the existing, nice, original flooring in the living and dining with laminated boards … they removed the original dining room paneling and created a large opening to the kitchen – meaning both less functional kitchen space and more difficulty in having a nice dinner absent seeing kitchen messes… Overall very sad “renovation”.

    1. Also looks like they replaced soapstone counters (incredibly functional and easy to care for) with some snazzy artificial product. And people wonder why we can’t have nice things…

    2. Surprisingly, I actually liked the new flooring when I toured this unit. They retained the built-in cabinets in the dining room and the kitchen isn’t any less functional post-remodel.

      IIRC, one of the selling points here was access to an undeveloped lot in the middle of the block that’s shared by the neighbors.

      1. whoa cool, per Zillow: Own a large vacant lot in NoPa for $100,000. The lot is landlocked with no ingress or egress. Currently used as a backyard by the several neighbors who have access to the lot. Valuable to anyone who owns or purchases one of the adjoining lots/properties. Appx. 5500 sq ft lot per San Francisco tax assessor records. Zoned RH-2 per city records. Located between Masonic, Grove, Hayes and Central. Plat mat available upon request.

        [Editor’s Note: Also noted, “This property is not currently for sale or for rent,” with the language above lifted from a brief listing in 2017.]

        1. Interesting lot situation (and interesting property line for this listing). Re: back lot, If my sleuthing is correct it looks like someone bought it in 2015 and promptly quit paying property taxes on it—either that or the sudden jump in valuation is due to default to the city. There is *physical* access on Hayes and Grove, but I’d still sleep pretty well trusting the entire block of neighbors aren’t going to tear out their back yards to provide an easement for 1197-025E.

          Very nice unit, and fwiw I think the new kitchen is an improvement.

    3. Nothing says classic SF Edwardian more than red oak floors. Replacing them was tragic and utterly clueless! However, overall not as badly done as a lot of places.

    4. The previous kitchen and its flooring were tragic. The remodel is a significant improvement.

      1. I see nothing “tragic” about the old kitchen, except that loan cupboard left of the sink (and which has been replaced by something even more useless…) The amount of money and materials wasted on aesthetic renovations is so sad – I know we’re barreling towards a hot drowning planet, but give me the latest countertop treatment STAT! Toss all that 10 year old stuff in the dump!

  3. I think the new kitchen is nice, but prefer the old one and also acknowledge the new one is probably preferable / better looking to most people. But it’s, what, 10% nicer? It feels like a personal style renovation.

    Replacing the fridge – looks better, but likely less space since looks like the new one is counter-depth. Building the breakfast bar – some people don’t like opening up the formal dining room and that breakfast bar seats, what, one? Also, now you have way less counter space next to your stove, that seems less functional. Microwave is now smaller than before. Counter material – personal preference, soapstone is nice too, but dark. Flooring – personal preference, new flooring probably way more pet-friendly. Dishwasher moved to the left, but then the storage above it removed, so apparently the dish/glass storage requires turning around past the fridge or by the stove. Renovation would make sense if owner got to live their changes for a long term.

    Wish there were pictures of the new laundry so I can see the improvements there. Also, this is not a true 1.5 bath, it just has a separate toilet area with an extra sink. So it seems like this place is built for one.

    1. “It feels like a personal style renovation”

      It was. I believe the owner was a single woman (with a dog, I think) who renovated with the intent to remain in the unit for quite a while and then had to move unexpectedly.

  4. Those floating shelves with no doors are so 2000s, and when did Whirlpool become “high end”. For $1mm+ you better have some Subzero, just sayin’.

    1. I can, unfortunately, attest that Whirlpool is no longer high end. As I creak towards old man status I realize that I’ve been driving Ford pickups my entire life, as well as purchasing only Whirlpool appliances as a deceased uncle was an engineer there. My most recent purchase confirmed that my loyalty is sadly, misplaced.

    2. There is a before and after here – the Whirlpool is the before. There is a counter-depth built-in paneled refrigerator in the after that may well be a Sub-Zero or Thermador or what have you.

Leave a Reply

Your email address will not be published. Required fields are marked *