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June 21, 2013

What You Can Buy: 1BR Houses

Small one-bedroom houses are sometimes good condo alternatives in San Francisco, particularly if they’re nicely remodeled and are in centrally located neighborhoods. Today we take a look at a trio of one-bedroom homes in popular areas of the city:

439 Hill
Eureka Valley

1BR/1BA, 947 sq ft
No parking
Days on Market: 1
List Price: $995,000

The Scoop: 439 Hill is a Victorian cottage that has a living room, formal dining room, and rear sitting area on the main level. Downstairs is an unwarranted, remodeled studio that’s currently tenant occupied. There’s a garden with a hot tub, waterfall, small pond and several sitting areas.

The Location: Prime Eureka Valley block near Muni, Mission Dolores Park, Noe Valley, and the Castro.

Background Check: Though 439 Hill is priced at $1,050/sq foot, there is an unassigned value to the unwarranted studio, which could be legalized in the future and incorporated as a second bedroom.

Bottom Line: For those looking for the privacy of a house in an excellent location (and studio income, to boot), 439 Hill is a good option.

217 Bocana
Bernal Heights

1BR/1BA, 460 sq ft
1-car pkg
Days on Market: 7
List Price: $599,000

The Scoop: 217 Bocana is a unique cottage, complete with a living room with Murphy bed and kitchen on the main level. Downstairs is a bedroom accessed via what I’ve learned is called an alternating tread staircase (typically reserved for ships). There are small front and rear yards.

The Location: Excellent north slope location, just up the hill from the heart of Cortland Avenue.

Background Check: Last sold for $475,000 in 2010, the home has gone through some changes in its current ownership. The lower level bedroom has been added, along with the crazy staircase. The property extends between Bocana at the front and Bennington at the rear, and you can access the home from either street.

Bottom Line: 217 Bocana is maxed out on expansion, but if you’re willing to compromise on space to achieve a superior Bernal location, this house may be a good fit for you.

86 Stanton
Eureka Valley

1BR/1BA, 435 sq ft
No parking
Days on Market: 38
List Price: $985,000

The Scoop: 86 Stanton includes two buildable lots and one updated cottage that sits in a little dell down flagstone steps, with a terraced, stone-paved front yard and grassy side yard. The house features two skylights, bleached hardwood floors and peaked beamed roof.

The Location: Tucked away in the Upper Market area, 86 Stanton is near Kite Hill and about one mile from the Castro.

Background Check: Last sold in 2005 for $795,000, 86 Stanton has been on and off the market since 2011 at various list prices. There are plans available for a three-bedroom house and carriage house, though they haven’t been approved by the city. The cottage is currently tenant occupied.

Bottom Line: Intriguing development opportunity, but buyers should investigate their options before committing to a purchase.

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