Four weeks ago I previewed 3 Edwardian duplexes in San Francisco. I picked these particular three since they are located near a property for which I am preparing a comparative market analysis, and because of:
- the similarity in size and age to the subject property
- the degree of updating, and
- the occupancy status.
All of these things impact the value of the property, as does parking (or lack thereof) and how busy the street is, occupancy status is often the prime differentiator.
The first one I looked at was an Alamo Square Victorian duplex, a few blocks away from the famous Painted Ladies
- Upper unit: 2 bedrooms, 1 bath
- Lower unit: 2 bedrooms, 2 baths
- Nicely updated; high ceilings; lovely period details; backyard
- Parking for 2 or 3 cars in garage, plus driveway
- To be delivered vacant
- List Price: $2,395,000; sale pending after 12 days on market
The next was an Edwardian two-unit building in the area north of the panhandle of Golden Gate Park (NOPA for short)
- Upper unit: 3 bedrooms, 1 bath - tenant occupied
- Lower unit: 2 bedrooms, 1 bath - tenant occupied
- Sunny deck and nice yard
- Advertised as a "wonderful NOPA opportunity" this one looked tired with deferred maintenance
- No parking
- To be sold subject to tenants rights; unknown (but suspected) protected status tenant in at least one of the units
- List Price: $1,750,000; sale pending after 34 days on market.
The third duplex I studied is an Edwardian located in the Hayes Valley not far from Alamo Square and NOPA
- Upper unit: 3 bedrooms, 1.5 baths
- Lower unit: 3 bedrooms, 3 baths
- 3 covered decks; multiple fireplaces
- Lovely period details;
- Charming and nicely updated
- One parking space
- Both units vacant
- List Price: $2,198,000. On market 12 days. Sale Price: $2,724,000 (almost 24% over asking)
Today, there are no active duplex listings in these areas of San Francisco. There is a buyer for every property, but top dollar goes to properties in very good condition and ones that can be delivered vacant.
Curious to know the sale price of the two pending properties? Contact me and I'll be sure to let you know.
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