147 Day St. #4 is another Noe Valley open house we made it to this past weekend— one that we're betting will have wider appeal than yesterday's featured 1242 Sanchez. 147 Day #4 is farther from the action, but priced much more appropriately. It's a one bed, one bath with parking that's listed at $629,000. Our main problem: the unit is listed at 856 square feet. While we're sure that's technically true, it felt a bit smaller for some reason, possibly the layout, which may further devalue the $735 per square foot asking price. But there are a lot of bright spots as well. It's the top-floor unit of a 5-unit condo complex, so there aren't too many neighbors to contend with, and HOA dues are reasonable at $277. It last sold in January of 2005 for $552k.
When you have to climb a few flights of stairs to get to your place on the third floor, the corresponding reward is usually a view. Unit #4, however, is relegated to the back— no vistas to speak of. Despite its position, there is plenty of light throughout. The bedroom and living room are both medium-sized; there is a tiny office (converted from a closet) in the living room. While that's the kind of little thing that we think is cool, more closet space may be what's needed here (though it's easy enough to re-convert). We quite liked the kitchen; there are some original fixtures, like the scullery-reminiscent sink; they've converted a closet that likely housed a fold-out ironing board into a pantry. The ceilings are high, the lighting's good. Bathroom is small but bright. The washer and dryer in the small laundry annex is key. Back stairs lead to a common outdoor area.
Tandem parking, while it can be a pain, is certainly better than none, though this is not the worst neighborhood for street parking. The neighborhood is quiet, yet very close to the light commercial corridor along Church St. It's really close to 280, so quite good for South Bay commutes; J-Church is close as well; BART is a little far afield. The neighborhood and the kitchen are the two selling points in our view; the question is whether these can conquer our impression that the space is smaller than the sum of it's parts. We're guessing "yes"; with the privacy, good commute options, parking, and relatively doable price point, we're betting it won't last much longer.
· 147 Day St. #4 [MLS]
· Noe Sweet Spot: 1242 Sanchez [Curbed SF]