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January 7, 2011

Noe Valley Teardown is Back Up


It was 2005 when the small single-family home above at 1409 Sanchez in Upper Noe sold for $868,000 as a major fixer/teardown. Three years later, it was sold through a short sale for $870,000, and then came back on the market in 2009 for $970,000—and ultimately, for $895,000—as a “ready to break ground building project” for two units. The listing was withdrawn, but the development moved ahead.

Just listed at $2,575,000 as a 5BR/5.5BA single-family home (or two condos), here’s what we have today at 1409-1411 Sanchez>:

Loaded with everything the discerning tech family will need (radiant heat, networked audio systems, media room with 105″ screen), the latest incarnation of this property also features high-end finishes and views. The lot isn’t huge, but there’s enough of a patio and yard for the kids & the dog. And maybe the next owner can get a little more creative with the exterior paint job. Marketing this property as a single-family home or two condos is an interesting one. I thought the lower unit’s efficiency kitchen was pretty skimpy for the $1,150,000 price tag, and the subterranean bedrooms are on the dark side (though the home theatre is pretty cool).

I liked the upper unit, but the lack of a good dining area may chip away at the $1,425,000 price tag. However, direct access to the roof deck is sweet.

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