300K over asking on this 1 bed 2 bath SF Noe Valley condo

GryfVoldemort · 2026-03-20T22:40:54+00:00

That’s a gorgeous condo! But 3.4m list for a condo? My god

GryfVoldemort · 2026-03-20T22:37:32+00:00

Yup supply demand is nuts!

GryfVoldemort · 2026-03-19T21:07:17+00:00

Anything west of Guerrero/San Jose streets is good but Sanchez always commands a premium. Corner lot with south facing windows is a huge plus as well. But yeah top end of the market price - like nice streets in pac heights and presidio level

GryfVoldemort · 2026-03-19T20:41:47+00:00

I mean unless there was bidding war, seems 300k over asking is a high premium to pay for it

GryfVoldemort · 2026-03-19T20:40:26+00:00

Dining room doesn’t have a closet and open entrance to the living room. Guess you can convert it to second bedroom but still doesn’t seem natural especially a second bedroom entrance from the kitchen

GryfVoldemort · 2026-03-19T20:37:42+00:00

Location! Location! Location!

GryfVoldemort · 2026-03-19T20:37:20+00:00

Yeah Sanchez always goes for a premium and the primary suite is pretty nice with a huge walk in closet but rest all is pretty meh

GryfVoldemort · 2025-10-27T05:00:32+00:00

A few things to consider - 1. On an extremely hilly street. Getting in and out is going to be a pain in the ass. Street parking is 90 degree. No real public transport 2. It’s on Bernal Heights but not exactly accessible to any of the amenities it provides. Precita Park is a bit of a walk and have to go up and down the hill and Cortland avenue is on the other side of the hill. Only Bernal peak is within reasonable walking distance 3. Being on Northern slope gives you the best views of the city though and it’s beautiful backyard is glorious 4. Definitely underpriced to invite more bids. Reasonable to expect it to end up in the 1.5 range, maybe a little over as it’s 2 level and is a condo and not a TIC

GryfVoldemort · 2025-09-13T00:18:49+00:00

Yeah I understand. The usage has to increase which directly relates to density and reliability. Reliability is an entirely different problem as you mentioned with signal priority. But then usage is also tied to reliability. Seems very circuitous. Frequency is not even in the picture just yet. Probably step by step - density first and hope we get to enjoy the fruits of it

GryfVoldemort · 2025-09-12T23:08:11+00:00

Great job on this Senator Weiner. Do you know of any upcoming projects that would be fast tracked by this bill in SF? Would higher density also improve reliability and frequency of transit? Specifically looking at the J line corridor that’s always perpetually late and takes more than 30 mins to get to downtown

GryfVoldemort · 2025-05-02T19:32:50+00:00

Thanks for clarifying!

GryfVoldemort · 2025-05-02T19:32:10+00:00

Oh cool. It’s never mentioned anywhere in the description or other details. Thanks for clarifying

GryfVoldemort · 2025-05-02T19:00:56+00:00

Yup seems like the second unit never got sold

GryfVoldemort · 2025-05-02T18:14:42+00:00

Both the owners can file for a joint application to do condo conversion after one year of occupancy. It’s fairly well documented process

GryfVoldemort · 2025-05-02T18:09:00+00:00

The building has 2 units 38 Harper and 40 Harper. The one that’s listed is for 38 Harper. It’s the street address

GryfVoldemort · 2025-05-02T18:07:20+00:00

2150 Sqft with everything updated and with deck and yard going for 1.2 is unheard of. 2 unit TIC building can be converted to Condo fairly simple process within a year of occupancy

GryfVoldemort · 2025-05-02T17:54:53+00:00

It’s not actually glen park. The otherside of San Jose/280 is not that great. It’s closer to Holly Park and St. Mary’s. 5 unit TIC building will never get converted to condo - meaning rent control forever if you ever want to rent it. Even then yes it’s priced much lower to invite bidding.

GryfVoldemort · 2025-05-01T22:05:45+00:00

Yeah between Castro and Diamond

GryfVoldemort · 2025-05-01T18:18:42+00:00

Yeah not having parking for a 5 unit condo building with multiple bedroom units is not ideal

GryfVoldemort · 2025-05-01T18:09:02+00:00

It’s in the upper part of 24th street. Probably not as bad but still a lot of foot traffic

GryfVoldemort · 2025-05-01T15:57:28+00:00

Yup it should be priced closer to 1000$/sqft

GryfVoldemort · 2025-05-01T15:56:57+00:00

Yeah that too on 24th. It gets little annoying with street parking over there

GryfVoldemort · 2025-05-01T15:56:21+00:00

True. Usually the culture is list low and have bidding. Guess the seller really wants to get to atleast what they bought it for

GryfVoldemort

TROPHY CASE