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November 18, 2011

What You Can Buy: Below the Median Price in Noe Valley

Noe Valley can be a tough nut to crack for many buyers, especially those looking for single-family homes. There’s a very high demand for the location, due to the proximity to public transportation, freeways, overall street appeal, and the plethora of shops and restaurants. It’s no surprise that the median house price in the neighborhood from June  – November 2011 was $1,385,502. I thought it might be helpful to take a look at a trio of homes currently on the market for less than the median price.

First up is 1422 Douglass at Duncan:

1422 Douglass is a 2BR/1BA home with about 1,050 square feet. Listed at $825,000, Douglass has an open floor plan that leads to a large deck and yard. The garage accommodates two cars, and there’s also room for another car just outside the garage. Parking in this part of Noe is not too challenging, as it’s slightly removed from the 24th Street retail area. You’re a couple blocks from the dog park, playground and Safeway in Diamond Heights. 1422 Douglass was last sold for $925,000 in 2007.

Next up is 4378 Cesar Chavez at Douglass:

As you can see from the photo above, 4378 Cesar Chavez has a little of that dramatic space and volume stuff going on. This is a 2BR/2BA, 1810-square foot view home that was built in the mid 1970s. Both of the bedrooms, plus an office, are located on the main level and there’s a lovely landscaped front courtyard. The kitchen and bath are quintessential ’70s (complete with a sunken tub in the bathroom), and there are a lot of interior wood accents. But some updating could really make a difference. The lot is 26′ x 114′, which is sizeable for San Francisco. 4378 Cesar Chavez is a couple blocks from the 1422 Douglass property above, so you’re in a quieter part of Noe Valley. But you’re only about five blocks from 24th Street.

Last but not least is 601 29th Street at Castro:

601 29th Street is a Victorian box of a building. It’s detached on all three sides, which is nice. You get 3BRs/2BAs and roughly 1300 square feet. The rooms aren’t huge, but the floor plan is functional. There’s a deck and stairs off the laundry room that leads to a landscaped garden, as well as a spacious 2BR vacant in-law unit on the lower level with a new maple and granite kitchen and white bath. The garage accommodates one-car parking, and the attic may have expansion potential. List price is $1,195,000. The J Church Muni is three long blocks downhill from the house, as are a smattering of restaurants and shops.

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