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October 17, 2022

What You Can Buy: House-Like Condos on Market for 30+ Days

131 Randall Living Room

My favorite types of condos are the ones that live like houses. These units typically have features such as two levels or an exclusive yard. In more robust times, such properties will go into contract and sell fairly quickly. However, there are presently a few that are still searching for buyers after a month or more on the market.

These properties are excellent opportunities for buyers in terms of negotiating the best deal possible—without competition breathing down your neck.

Here are three of my picks for house-like condos in central areas of San Francisco that have sellers who seem open to negotiating based on recent price reductions or intel I’ve gathered:

131 Randall | Glen Park
3BR/3.5BA, 2095 sq ft, 3 pkg
Days on Market (DOM): 40
131 Randall Yard

131 Randall Roof Deck
The Deets: 131 Randall is a spacious condo with direct access from the living level to the large, exclusive-use yard. The floor plan is very functional, with two bedrooms on the second level and the primary suite at the top. Each bedroom has its own bathroom, and there are balconies off each of the upper levels. There is also direct access to the private view roof deck. This is an ideal home for buyers who like to entertain—or just want peaceful, private outdoor spaces.
The Location: On the border of Noe Valley and Glen Park, 131 Randall is near the Church Street corridor and J Muni stop, freeway, Upper Noe Rec Center (with dog park) and just under a mile to the heart of Glen Park Village where you’ll find the BART station, restaurants, market and more. In short, I am a big fan of this spot. (Three photos above courtesy Golden Gate Sotheby’s International)


48 Hemway | Lone Mountain
3BR/2BA, 1875 sq ft, 2 pkg
DOM: 66
48 Hemway Exterior
The Deets: 48 Hemway occupies the top two floors of this well-maintained Edwardian. The unit has its own private entrance and two-car garage, a primary suite detached on all sides and situated on its own level. There are also an exclusive-use yard and roof deck. This home last sold for $1.8M in 2017, and was on the market this past Spring and summer for $2,250,000 while the sellers lived there. The refreshed version offers a more palatable $2,050,000 list price, and the sellers have moved. (This is code for “more serious seller.”)
The Location: Situated at the end of a cul-de-sac off Fulton Street, 48 Hemway abuts the University of San Francisco’s baseball field. So you have to be ok with that aspect. But it’s a few blocks to Golden Gate Park, and there are lots of restaurants and cafes nearby. (Photo courtesy Outpost Real Estate)


1363 16th Avenue | Inner Sunset
4BR/2BA, 2076 sq ft, 1 pkg
DOM: 41
1363 16th Avenue Living Room
The Deets: 1363 16th Avenue is the lower of two units and features the classic Marina-style floor plan with two bedrooms and sunroom at the rear. Downstairs are more bedrooms and bathrooms connected to the upper level by a spiral staircase. (There’s an architect draft in the disclosures for transitioning the staircase to a standard-style one.) Recently landscaped yard has a large patio, fire pit and turf lawn. The condo was initially listed for $1,695,000. I’ve found that condos can be a harder sell in the Sunset because most buyers would prefer a single-family home there. But the average house in the Inner Sunset is almost $2M. So 1363 16th Avenue is a good compromise if you’re open to a condo that, incidentally, has all the bells and whistles.
The Location: Excellent spot half a block from the Irving Street retail corridor, and just down the street from Golden Gate Park. (Photo courtesy Brava Real Estate)

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