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May 3, 2012

Preview: Millwheel South in Dogpatch


I toured the new Millwheel condos at 1301 Indiana/1280 Minnesota in the Central Waterfront/Dogpatch area this week.  The Millwheel South project consists of two buildings featuring a total of 32 units, with Millwheel North’s 39 units slated for construction in the not-too-distant future.

There is one 1BR unit available at Millwheel South ($569,000/727 square feet). However, this project primarily features spacious two- and three-bedroom condos across four floors. Pricing ranges from $649,000 for a 1,115-square foot 2BR/2BA on the first floor, to $799,000 for a 3BR/2BA with 1,360 square feet on the top floor. (Some units have as much as 1600 square feet.) Finishes are lovely, and include wide-plank, matte oak floors, imported Italian tile and Elfa closet systems. Kitchen appliances include Frigidaire refrigerators, dishwashers and ranges, as well as Bosch washer/dryers.

I looked at units on each floor and thought I’d share a few highlights. #203 is a 2BR listed at $749,000 and is 1600 square feet. Here are a few shots of its kitchen, master bathroom, and living area:

#203 faces Indiana Street, which means you have a dead-on view of the 280 ramps. So if you have the windows open, you will hear traffic noise. However, there is a lovely garden that’s been recently planted; I think this will help buffer things (below):

#204 (3BR/2BA, $729,000) across the hall fronts the courtyard between the two Millwheel South buildings (below). This is definitely the quieter side of the building, though your outlook is of the neighboring units:

I walked through #401 (3BR/2BA, 1,360 square feet, $799,000) and thought it had a nice floor plan. Here’s a shot of the living area, so you can get a sense of the view and space (below):

The bedrooms in #401 face Indiana, so that may not be ideal for those sensitive to traffic noise.

Some of the first-floor units enjoy deeded patio space. Here’s a look at the patio for #102 (3BR/2BA, $735,000) which spans the entire unit. It’s a nice setup, as you gain a little more privacy (below):

Purchasing a unit in the 1280 Minnesota building will give you the opportunity to have an eastern outlook, which mitigates traffic noise and lets you avoid the 280 outlooks. Here’s the outlook from my #304 in 1280 Minnesota (below). This is a 2BR/2BA unit with 1144 square feet, listed at $729,000:

As you can see, all outlooks are of the urban variety, and buyers for this project have to be comfortable living in an area that is still in transition with respect to the mix of residential and commercial/industrial properties.

There is a deeded parking space for each unit; however, if a buyer elects to purchase a unit without parking, they’ll reduce the price of the unit by $25,000. There is an elevator in the building, but no roof deck or other amenities.

My take on Millwheel South is that it’s a good fit for 280 and downtown commuters. It’s a bit on the outskirts of the Dogpatch area, but certainly in walking distance to the restaurants, cafes and bars in the neighborhood:

However, what you sacrifice in location you gain in space; at roughly less than $500 per square foot, 1301 Indiana provides much more value than new construction condo developments in more central areas (i.e., 299 Valencia).

There are presently 11 units in contract at Millwheel South, so there are plenty remaining. Give me a shout at / 415.823.4656 if you’d like to schedule a tour!

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