1650 Baker St Comparables

COMPARABLE PROPERTIES

Listings

Presented By: Analise Smith-Hinkley Lic: 02114716 / Generation Real Estate Phone: 415-685-3943 L

Copyright: 2023 by San Francisco Assoc of REALTORS - All data, including all measurements and calculations of area, is obtained from v verified by broker or MLS All information should be independently reviewed and verified for acc Copyright ©2023 Rapattoni Corporation All rights reserved U.S. Patent 6,910,045

Presented

SOLD TRENDS AT A GLANCE

74-84 SPENCER STREET

# UNITS: 6

GRM: 14.96

SQUARE FEET: 5,120

DAYS ON MARKET: 3

# VACANT: 1

CURRENT PRICE: $2,150,000

PRICE PER SQ FT: $420

The building has 6 units with 4 - 2BR/1BA and 2 - 1BR/1BA. Located off 16th Street between Guerrero and DoloresSt Close to the Mission Dolores Church. The top 2BR unit #6 is vacant. The building is detached on all 4 sides. New roof in Oct 2019. Separate PGE meters. The owner pays for water and garbage.

263 CLINTON PARK PK

ACTIVE

Own a historic piece of San Francisco with this Edwardian building with an Art Deco facade. This seven unit dream is fully occupied , with hardwood floors and unique detail throughout. Each two bedroom, one bathroom unit has dedicated storage and access to laundry. The top floor units have sweeping view of the South and East Bay Hills. A peaceful oasis, Clinton Park is a historic street surrounded by five thriving neighborhoods in downtown San Francisco. Walking distance to major public transportation lines, and quick access to major freeways for an easy commute. Next to a Whole Foods, Safeway, restaurants, shopping and nightlife of San Francisco. Don't miss this rare opportunity to own a historic piece of San Francisco! This property has been with the same owners for over 30 years. Fully occupied with a 4% cap rate.

# UNITS: 7

GRM: 14.51

SQUARE FEET: 5,634

DAYS ON MARKET: 84

# VACANT: 0

CURRENT PRICE: $2,225,000

PRICE PER SQ FT: $395

1645 GOLDEN GATE AVENUE

ACTIVE

The Tuesday Tour will only be for 1 & 1/2 hours from 11:00 am to 12:30 pm.

# UNITS: 6

GRM: 13.71

SQUARE FEET: -

DAYS ON MARKET: 108

# VACANT: 0

CURRENT PRICE: $2,200,000

PRICE PER SQ FT: -

131-135 CENTRAL AVENUE

This elegantly modern & smart condo is located on a tree-lined street in the coveted Duboce Triangle, just steps to Duboce Park, shops, restaurants & transit. This condo boasts 3 bedrooms and 3 full bathrooms(2 en-suite) with hardwood flooring throughout. The 2 rear bedrooms open to an approximate 64 square ft private balcony. The grand primary suite has a walk-through closet, spa-like primary bathroom with Jacuzzi, double vanity & a spacious shower. The opulent chef's kitchen with high-end appliances opens to a vast sun-drenched dining & living space with high ceilings, bay windows & a gas fireplace. Work from home in the sophisticated & chic office. Enjoy hosting intimate gatherings on the approximate 700 square feet stunning exclusive deeded rooftop with jaw-dropping panoramic San Francisco views. 1-car parking with EV charging in a spacious garage, in-unit laundry and great closet space.

# UNITS: 6

GRM: 21.83

SQUARE FEET: 5,925

DAYS ON MARKET: 139

# VACANT: 1

CURRENT PRICE: $2,500,000

PRICE PER SQ FT: $422

339 WALLER STREET

ACTIVE

Rarely offered Duboce Triangle/Hayes Valley turn of century 5-unit building consisting of 2 full floor 3-4Bd flats, 2-1Bd units and top floor 2Bd flat. Vibrant location. Block is extensively landscaped. Great rental location. Short walk to Duboce Park, Market St., MUNI, Whole Foods & many restaurants & shops. Seismic (soft story) done. Good upside. OWNER MAY CARRY 1st. or 2nd.

# UNITS: 5

GRM: 13.82

SQUARE FEET: 5,170

DAYS ON MARKET: 228

# VACANT: 0

CURRENT PRICE: $2,500,000

PRICE PER SQ FT: $483

829 HAYES STREET

CONTINGENT

Six Spacious 1 Br's. Extensively renovated. Classic Spanish Mediterranean w/Deco elements. Grand, gated Entry to dramatic, 2-story Foyer. Units have tall ceilings & are well-proportioned. U's #2-#6 - period details; U#1 - contemporary. North facing U's - view cityscape &/or downtown; South facing U's - fab garden/city outlooks. Top flr U#5 - outstanding skyline views. Units #3 & #5 - private porches off Br's; Recently renovated w/many upgrades. U's #1 & #3 - just renovated; Units #5 & #6 - renovated 3-4 yrs ago; U's #2 & #4 - new appliances within last 2-4 yrs. One Car Garage w/3 separate Storage units + huge basement. Extra deep lot w/some leveling. Professionally landscaped, step-up Garden w/patios & mature growth. Seismic Cert-11/21/22. New: Permitted Retaining Wall, Roof, Skylights, Garage door, Carpeting hall/stairs, Intercom system at front gate, all exterior/common areas painted. Unique investment opportunity in a trendy, walking neighborhood - nearby restaurants, shops, Hayes Playground, Patricia's Green, SF Jazz, Opera House. Easy access to public transportation & central transit corridors, a great rental location w/tremendous upside!

# UNITS: 6

GRM: 28.43

SQUARE FEET: 5,910

DAYS ON MARKET: 21

# VACANT: 3

CURRENT PRICE: $2,395,000

PRICE PER SQ FT: $568

3053 PINE STREET

3053 Pine Street is a well-maintained 6-unit apartment building located in the premier Lower Pacific Heights neighborhood of San Francisco. The building spans 4,040 square feet and consists of six large one-bedroom units and a 5-car garage. Constructed in 1977, the building features modern amenities, a concrete foundation, and practical floor plans. Currently, four units are tenant-occupied, making it an excellent opportunity for investors seeking stable cash flow in a desirable location. 3053 Pine Street is conveniently situated near the UCSF Laurel Heights Campus and USF Campus, creating strong demand from renters. Residents can enjoy close proximity to the neighborhood's charming boutiques, eateries, and bars on Divisadero Street and Sacramento Street, including Spruce, Sorrell, B Patisserie, Garibaldis, Scopo Divino, Proposition Chicken, and San Francisco Athletic Club.

# UNITS: 6

GRM: 11.90

SQUARE FEET: 4,040

DAYS ON MARKET: 20

# VACANT: 3

CURRENT PRICE: $2,295,000

PRICE PER SQ FT: $568

825 MASONIC AVENUE

CONTINGENT

825 Masonic Avenue is a beautiful well located 6 unit building in the popular North of the Panhandle neighborhood of San Francisco. The unit mix includes six (6) large four room one bedroom apartments. The units are all stacked and mirror each other. They have all been tastefully upgraded and include dishwashers (except Unit 4) and in unit laundry. Unit 1 has a wonderful deck off the dining room, providing the tenant exclusive access to the backyard. The tenants in Unit 1 occupy the two car garage along with the resident manager, who lives in Unit 3. The units all have beautiful decorative fireplaces and large built-ins in the living room. All the units are separately metered for gas and electricity. Tenants pay their own heat. Seismic work has been completed.

# UNITS: 6

GRM: 11.01

SQUARE FEET: 4,950

DAYS ON MARKET: 42

# VACANT: 0

CURRENT PRICE: $2,400,000

PRICE PER SQ FT: $485

CONTINGENT

We are pleased to present to the market 728 Page Street a stellar Alamo Square / Lower Haight Edwardian six-unit apartment building. The attractive stucco and brick faade property features an ideal unit mix with six four-room, two-bedroom apartments, one car parking, storage for the tenants, and a well-maintained tiered backyard. Each unit enjoys a large eat-in kitchen, and dining room. The front three units all feature bay windows allowing for ample natural light on a San Francisco slow street. The back units are quietly facing the well-maintained backyard. The soft story retrofit was completed in 2015. All six units have long term tenants allowing for tremendous rental upside upon vacancy. This is a perfect investment for a long-term value investor who wants a property in a stellar location with great upside potential.

# UNITS: 6

GRM: 26.44

SQUARE FEET: 5,550

DAYS ON MARKET: 117

# VACANT: 0

CURRENT PRICE: $2,000,000

PRICE PER SQ FT: $360

548-556 STEINER STREET

548 Steiner Street is a six-unit investment opportunity in San Francisco's famous Alamo Square neighborhood. All of the units are large three-bedroom flats of approximately 1,250+- square feet (buyer should measure to their own satisfaction). These spacious flats make excellent homes for roommates, families, or those needing extra space to work from home. They have hardwood floors, built-in cabinets, high ceilings, and plenty of room to live. There is a large garage that accommodates four cars independently. Behind the garage is a small yard for the tenants to enjoy. The garage may offer ADU potential. The soft-story retrofit was completed in 2017. All apartments are separately metered for gas and electricity. Tenants love this location as it provides easy access to a number of neighborhoods such as Hayes Valley, Divisadero corridor, Lower Haight, and many more. This offering provides a tremendous value to savvy investors as it is priced at a 5.1% cap rate and $337 per square foot and with much upside remaining.

# UNITS: 6

SQUARE FEET: 7,740

LIST PRICE: $2,599,000

% OF CLOSE TO ASKING: 96%

GRM: 12.21

PRICE PER SQ FT: $323

CLOSE PRICE: $2,500,000

DAYS ON MARKET: 18

769 HAIGHT STREET

769

a

tween Scott and Pierce. It consists of a mixture of studio and one bedroom apartments. Each unit has high ceilings, large rooms, eat-in kitchens and much natural light that streams through the many windows. They all have large closets which may provide for conversion to 1-bedroom units or 2- bedroom units in the future. There is one vacant studio with new paint and flooring throughout, and a one bedroom with new paint . All but two of the units are heated by a steam boiler. The building completed the mandatory soft story retrofit in 2021. There is a four car parking structure in the rear, parking for two under the building and parking for an additional two in the garage in the front.

# UNITS: 12

SQUARE FEET: 9,848

LIST PRICE: $4,125,000

% OF CLOSE TO ASKING: 93%

GRM: 12.34

PRICE PER SQ FT: $274

CLOSE PRICE: $2,700,000

DAYS ON MARKET: 163

Haight Street is

12 unit Edwardian apartment building built in 1926. It sits at the heart of the lower Haight be

107 DOLORES STREET

The subject property is located in the Mission Dolores District neighborhood of San Francisco. It is a short walk to Dolores Park and the Castro District. The Whole Foods Market on Dolores Street is one block away. The area is served by ample public transit. The building consists of 5 residential units which are all tenant occupied. The building was constructed in 1923 as a 4 unit building. A 5th unit was added on the ground floor and legalized in 1972. The city records indicate the total square footage of the building to be 5,150 Square feet, but this may not include the added unit. Buyer to verify actual square footage. There is a garage with 1 parking spot which is currently being rented to a person who is not a tenant. The lease is on a month to month basis. The building has very low expenses. The tenants pay for Gas, Electric and the heating of their Hot Water. The property currently has no debt. The soft story work was completed in August 2017 and was passed through to the tenants.

# UNITS: 5

SQUARE FEET: 5,150

LIST PRICE: $2,250,000

% OF CLOSE TO ASKING: 100%

GRM: 13.43

PRICE PER SQ FT: $437

CLOSE PRICE: $2,250,000

DAYS ON MARKET: 12

141-145 GOUGH STREET

# UNITS: 10

SQUARE FEET: -

LIST PRICE: $2,795,000

% OF CLOSE TO ASKING: 86%

GRM: 11.15

PRICE PER SQ FT: -

CLOSE PRICE: $2,400,000

DAYS ON MARKET: 106

10 units in Hayes Valley close to downtown, City Hall, the Opera, libary, parks and more. 4 one bedroom and 4 studio units and two vibrant commercial store fronts. Some with renovations and tankless water heaters. Fire alarm has been upgraded.

306-310 FELL STREET

# UNITS: 10

SQUARE FEET: 7,250

LIST PRICE: $2,795,000

% OF CLOSE TO ASKING: 95%

GRM: 12.04

PRICE PER SQ FT: $367

CLOSE PRICE: $2,660,000

DAYS ON MARKET: 44

10 units in Hayes Valley close to downtown, City Hall, the Opera, library, parks and more. This well located building consists of two building on one lot. 6 two bedroom flats facing Fell Street and 4 one bedroom flats facing Linden Street at 305-311 Linden Some units have been upgraded. Fire alarm has also been upgraded.

138 HERMANN STREET

First time on the market in over 30 years! Professionally managed 138 Hermann St. is a 9 unit apartment building in the desirable Mint Hill neighborhood! It is located directly across the street from the United States Mint and next to Lower Haight & Duboce Triangle! Easy access to public transit, fine cafes and restaurants, parks, shops, Safeway, Whole Foods. Close to Church Street MUNI station, 16th Street BART station. The property consist of (5) studios,(4) one-bedroom apts, plus on-site laundry facilities and a small yard.

# UNITS: 9

SQUARE FEET: 2,843

LIST PRICE: $2,480,000

% OF CLOSE TO ASKING: 70%

GRM: 0

PRICE PER SQ FT: $607

CLOSE PRICE: $1,726,564

DAYS ON MARKET: 194

PRICING VALUATION

We are in a very dynamic market at this current point in time, so we will re-evaluate the following data as we get closer to coming on the market so as to be most effective in our strategy.

SELLER COSTS

EXPENSES

$ 52,500 Listing agent commission (2.5%)

$ 52,500 Selling agent commission (2.5%)

$ 15,750 Transfer tax ($7.50 for each $1,000 of sales price)

$ - Loans on property

$ 150 Natural Hazards Disclosure Report

$ 150 Report of Residential Building (3R) Report

$ 2,000 Inspections (general, pest, water & energy)

$ - House prep (cleaning, windows, touch-ups)

$ 1,000

Miscellaneous escrow fees