540 Liberty St, Noe Valley

c. 2016

3,132 square foot 2 bedroom 3 bath Queen Anne Victorian with rolled shingling built in 1897. Last sold for $585K in 1993. Currently valued at about $4.1 million.

Embellishments that immediately catch the eye are a recessed window with complex curved shingling at the gable end, a denticulated cornice beneath the gable, brackets around the slanted bay window, and spindlework around the entryway.

c. 2008

2012 INTERIOR & EXTERIOR ALTERATIONS: PROVIDE NEW APPROX 15' WIDE ROOF DORMER ON EAST FACING ROOF.

EXPAND (E) WEST FACING ROOF DORMER TO APPROX 33' LENGTH.

ADD NEW SKYLIGHTS & REROOF BUILDING. REMOVE (E) + PROVIDE (N) INTERIOR PARTITIONS PER PLANS. REMODEL KITCHEN, (2) BATHS AND LAUDRY ROOMS (cost $290K).

There was a horizontal addition in 1991.

I like the way this house looked in 2008 and I like the way it looks now although the current Mackenzie Childs theme is a little over the top for me.

Mackenzie Childs

The use of curved shingling can typify "thatched cottage" style, but on this Queen Anne, the curves and checks create a bold look that is somewhat cartoonish. The 2008 look is more delicate and certainly more subtle like the Juliska pottery pictured below.

Juliska

1710 & 1712 Baker St, Lower Pacific Heights

c. 1975

Stick style double residence built in 1889. Now 2 one bedroom 1 bath 865 square foot condominiums

No. 1710 in pink last sold for $275K in 1995.

No. 1712 in Aqua last sold for $187.5K in 1987

Valued at about $900K apiece.

The garage was added to No. 1710 in 1996 at a cost of $18K

San Francisco Architectural Survey 1975

117 Manchester St, Bernal Heights

c. 2017 

c. 2014

2,276 square foot 4 bedroom 4 bath gut renovated and enlarged Vicwardian cottage built in 1906.

Currently listed for $2.785 million or $1,223 per square foot.

This house is perfectly situated close to the top of a steep quintessentially San Francisco street that dead ends at Bernal Heights Park so no through traffic making for a relatively peaceful setting.

The house is not well-staged and slightly overpriced. Not exactly a winning combination.

A permit search revealed both horizontal and vertical additions in 2015: HORIZONTAL ADDITION AT ALL FLOORS. INTERIOR REMODEL. PARTIAL VERTICAL ADDITION. ADD 2 ADDITIONAL BATHROOMS.

Originally a 640 square foot fixer that sold for $685K in 2013 (see photos below). Apparently the property sold again for $1.03 million in 2014 and had grown to 1,247 square feet???

2017 BROKER BABBLE: Perched atop Bernal Heights in a prime north slope location, this beautiful Edwardian has been transformed into a stunning 3-level contemporary home with all the amenities of modern-day living. Sweeping panoramic views from all 3 levels!! Luxurious designer finishes, flexible floor plan, excellent location--2 blocks from Precita Park! 4 BDRMS/4 FULL BATHS + 1 car garage parking with interior access. Top floor media/family. 3 decks and huge flat backyard. Amenities include A/C, solar, radiant heat, custom closets, gas fireplace, Thermador appliances, designer fixtures & window coverings, and huge bonus storage room.

2017 LISTING PHOTOS
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2013 LISTING PHOTOS
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1905 Baker St, Pacific Heights

1,275 square foot Italianate Victorian built in 1890. Last sold for $75K in 1976. Currently valued at about $1.7 million.

Brackets and quoins!

Entry ceiling medallion

Bay window detail

Front entry

Entry door  stained glass

Front window stained glass

2106 Baker St, Pacific Heights

3,790 square foot 4 bedroom 3.5 bath gently renovated Stick-Eastlake Victorian built in 1890. Currently listed for $5.995 million. Last sold for $3.6 million in 2001.

Rear garden

BROKER BABBLE: Located in the heart of Pacific Heights, this Italianate style Victorian has been thoughtfully remodeled with spacious, open rooms and impressive scale.

Extensively updated from 2000-2001, this 4 bedroom, 3.5 bath home is spread out over three levels and encompasses approximately 3,790 square feet with 10.5′ ceilings crowning the main and upper levels and 13.5′ ceilings above the lower level.

A true family home, this property includes a large 4-car garage and delightful rear yard with both hardscape and mature plantings.

In 2001, the house was raised nearly 5 feet to accommodate a new garage. Cost was $300K. There are no photos of the bathrooms - not a good sign. A permit review does not reveal any recent bathroom renovations. At this price point and for whatever it's worth, remodeling 3.5 bathrooms in San Francisco can be expensive.

A San Francisco bath remodel including taking out the tile, replacing the tub and updating the plumbing can cost upwards of $30K and as much as $50K depending on finishes.

IN the spirit of full disclosure, why not just show what the bathrooms look like?

Nah....

LISTING PHOTOS
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Click to enlarge