Comparable Properties Report Prepared for Merel Glaubiger July 27, 2021 Presidio Heights
3466 Jackson Street San Francisco, CA 94118 Val Steele DRE 00838961 415.810.5234 val.steele@compass.com
Ana T.L. Dierkhising Luxury Property Specialist 415.264.6848 anatld@compass.com DRE 01466124
Pricing Recommendation Prepared for Merel Glaubiger July 27, 2021
*
Estimate of Value $9,995,000 - $11,500,000
About Your Listing Price
Property Statistics
Grand, single family home in an exceptional Presidio Heights location. The home features elegant, large-scale rooms, lovely architectural details, abundant natural light, and impressive Bay views.
Property Type: Single Family Home Bedrooms: 7 Bathrooms 5 Approx. Sq. Ft.: 6,000 Lot Size: 4,096 SF / 0.09 AC Dimensions; 32' x 128' Year Built: 1912
*We believe that in order to maximize the sales price and achieve the highest possible price, the property needs to be vacant and staged with the preparations outlined on the "Property Preparations" document included.
* This represents an estimated sale price for this property. It is not the same as an opinion of value in appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal practice. The information contained herein is derived from the local MLS and does not purport to be complete nor, necessarily, accurate and should be independently verified; nor does it represent or constitute a legal analysis or financial advice. Changes in price, condition, sale, or withdrawal may be made without notice. All measurements and square footage are approximate. Equal Housing Opportunity. Compass and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient. This is not intended to solicit property already listed. Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467.
3466 Jackson St Sold A.
15 Walnut St
B.
3421 Jackson St
C.
3410 Washington St
D.
3712 Jackson St
Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.
Comparables Summary
Prepared for Merel Glaubiger July 27, 2021
Sold BATHS ORIGINAL
LAST ASKING
ADDRESS
BED
FULL / HALF
SF
LOT
LISTING PRICE
PRICE
CLOSING PRICE PPSF
LISTED
CONTRACT
SOLD
DOM
15 Walnut St
5
4/1
4,985
3,998
$7,500,000
$7,500,000
$9,998,000
$2,006
5/5/21
5/17/21
5/27/21
12
3421 Jackson
7
5/1
5,970
4,464
$11,995,000
$11,995,000
$11,745,000
$1,967
11/11/20
12/3/20
12/24/20
22
5
3/1
4,447
2,822
$5,995,000
$5,995,000
$6,995,000
$1,573
4/15/21
4/23/21
5/18/21
8
6
4/1
5,636
5,520
$15,000,000
$15,000,000
$2,661
1/4/21
1/4/21
0
5,260
4,201
$10,122,500
$10,934,500
$2,052
St 3410 Washington St 3712 Jackson St AVERAGES
$8,496,667
11
Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.
Price & Days On Market Sold (4)
Trend Line
$16,000,000
$15,000,000
4
$14,000,000
$13,000,000
$12,000,000
Price
2
$11,000,000
$10,000,000
1
$9,000,000
$8,000,000
$7,000,000
3
$6,000,000 0
5
10
15
20
Cumulative Days On Market
1
15 Walnut St Presidio Heights, San Francisco
2 3421 Jackson St Presidio Heights, San Francisco
3 3410 Washington St Presidio Heights, San Francisco
† Trend Line Based On Sold And Pending Listings Only All information provided is deemed reliable but is not guaranteed and should be independently verified.
4 3712 Jackson St Presidio Heights, San Francisco
Price & Size Sold (4)
Trend Line
$16,000,000
$15,000,000
4
$14,000,000
$13,000,000
$12,000,000
Price
2
$11,000,000
$10,000,000
1
$9,000,000
$8,000,000
$7,000,000
3
$6,000,000 4500
4750
5000
5250
5500
5750
6000
Size (Sq Ft)
1
15 Walnut St Presidio Heights, San Francisco
2 3421 Jackson St Presidio Heights, San Francisco
3 3410 Washington St Presidio Heights, San Francisco
† Trend Line Based On Sold And Pending Listings Only All information provided is deemed reliable but is not guaranteed and should be independently verified.
4 3712 Jackson St Presidio Heights, San Francisco
Subject Property
Comparable Property A
Comparable Property B
Comparable Property C
3466 Jackson St
15 Walnut St
3421 Jackson St
3410 Washington St
San Francisco, CA
San Francisco, CA
San Francisco, CA
MLS: 421544662
MLS: 508892
Status Bedrooms Baths Square Feet PPSF Original Listing Price Last Asking Price Closing Price HOA Fees Condo/Co-op Fees Taxes Listed Date Contract Date Sold Date DOM - Days on Market Lot Size Property Type Year Built Total Adj Total Adj Value
Adj
MLS: SF421538235 Adj
Adj
Not For Sale 7 5 6,000 -
Closed 5 4.5 4,985 $2,006 $7,500,000 $7,500,000 $9,998,000 May 05, 2021 May 17, 2021 May 27, 2021
Closed 7 5.5 5,970 $1,967 $11,995,000 $11,995,000 $11,745,000 Nov 11, 2020 Dec 03, 2020 Dec 24, 2020
Sold 5 3.5 4,447 $1,573 $5,995,000 $5,995,000 $6,995,000 Apr 15, 2021 Apr 23, 2021 May 18, 2021
-
12
22
8
3,998 SF / 0.09 AC
4,464 SF / 0.10 AC
2,822 SF / 0.06 AC
Single Family 1908 $0 $9,998,000
Single Family 1912 $0 $11,745,000
Single Family 1900 $0 $6,995,000
4,085 SF / 0.09 AC Single Family 1912 $0
* This represents an estimated sale price for this property. It is not the same as an opinion of value in appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal practice. The information contained herein is derived from the local MLS and does not purport to be complete nor, necessarily, accurate and should be independently verified; nor does it represent or constitute a legal analysis or financial advice. Changes in price, condition, sale, or withdrawal may be made without notice. All measurements and square footage are approximate. Equal Housing
Opportunity. Compass and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient. This is not intended to solicit property already listed. Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467.
Subject Property
Comparable Property D
3466 Jackson St
3712 Jackson St San Francisco, CA MLS: 75041
Status Bedrooms Baths Square Feet PPSF Original Listing Price Last Asking Price Closing Price HOA Fees Condo/Co-op Fees Taxes Listed Date Contract Date Sold Date DOM - Days on Market Lot Size Property Type Year Built Total Adj Total Adj Value
Adj
Not For Sale 7 5 6,000 -
Closed 6 5 5,636 $2,661 $15,000,000 $15,000,000 -
-
0
4,085 SF / 0.09 AC Single Family 1912 $0
5,520 SF / 0.13 AC Single Family 1912 $0 $15,000,000
* This represents an estimated sale price for this property. It is not the same as an opinion of value in appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal practice. The information contained herein is derived from the local MLS and does not purport to be complete nor, necessarily, accurate and should be independently verified; nor does it represent or constitute a legal analysis or financial advice. Changes in price, condition, sale, or withdrawal may be made without notice. All measurements and square footage are approximate. Equal Housing
Opportunity. Compass and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient. This is not intended to solicit property already listed. Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467.
Presidio Heights
15 Walnut St Property Status Closed Comparable Property Details Prepared for Merel Glaubiger July 27, 2021
Transaction Information Original Listing Price: $7,500,000 List Price / SQ FT: $1505 Closing Price: $9,998,000 Sale PPSF: $2,006 Listed Date: 05/05/2021 Sold Date: 05/27/2021 DOM: 12
Property Information Property Type: Single Family Bedrooms: 5 Bathrooms: 4.5 Sq. Ft.: 4,985 Lot: 3,998 SF/0.09 AC Year Built: 1908
Esteemed architect Arthur Brown Jr. designed this elegant three-level residence in 1908. Located on a desirable corner lot on the Presidio wall, this refined residence captures the glamour and generous scale of a bygone era and enjoys vistas of the Presidio and Golden Gate Bridge. In the same family for decades and lovingly maintained, it offers five bedrooms, four full and one half bathsdistinguished living and entertaining spaces, a lovely south-facing backyard garden, charming period fixtures, numerous fireplaces, richly hued hardwood floors, abundant closets and built-ins, and a versatile basement. The stunning views of the Presidio and Golden Gate Bridge can be enjoyed from the three main levels. The lower level offers incredible options for expansion along with a two-car side-by-side garage and ample storage. Ideally located in Presidio Heights fronting the Presidio National Park and within a short walk of restaurants and shops along Sacramento St and in Laurel Village.
Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.
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15 Walnut St
Comparable Property Details Prepared for Merel Glaubiger July 27, 2021
Presidio Heights
Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.
Presidio Heights
3421 Jackson St Property Status Closed Comparable Property Details Prepared for Merel Glaubiger July 27, 2021
Transaction Information Original Listing Price: $11,995,000 List Price / SQ FT:$2009 Closing Price: $11,745,000 Sale PPSF: $1,967 Listed Date: 11/11/2020 Sold Date: 12/24/2020 DOM: 22
Property Information Property Type: Single Family Bedrooms: 7 Bathrooms : 5.5 Sq. Ft.: 5,970 Lot: 4,464 SF / 0.10 AC Year Built: 1912
Meticulously renovated fam home in Pres Hts steps from Julius Kahn playground & the shops & restaurants in Laurel Vill. Approx. 6k sq ft. From the flat portion of Jackson St, walk into the elegant LR with fireplace & formal DR. From the gourmet kit, fam rm, and bright conservatory, there is a beautiful garden w a cottage for an office/media rm. On the 2nd floor is a spacious primary suite with a sitting rm & balcony overlooking the garden. His & hers walk-in closets, master bath with 2 sinks, large claw foot tub & large shower. There are 2 other BRs on this lvl w/ laundry. On the 3rd floor, there is a 2nd primary en-suite/office, 2 other BRs & media rm. Every BR has dedicated AC and heating. The spacious roof terr has 360 deg views of the GG Bridge, Bay and the Presidio Natl Park. Au pair qrtrs & kitchenette on lwr lvl with a small gym. Room for 3 car pkg and the gar opens into a mudroom. The home recently underwent a complete reno incl top of the line technology and soundproofing.
Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.
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3421 Jackson St
Comparable Property Details Prepared for Merel Glaubiger July 27, 2021
Presidio Heights
Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.
Presidio Heights
3410 Washington St Property Status Sold Comparable Property Details Prepared for Merel Glaubiger July 27, 2021
Transaction Information Original Listing Price: $5,995,000 List Price / SQ FT: $1348 Closing Price: $6,995,000 Sale PPSF: $1,573 Listed Date: 04/15/2021 Sold Date: 05/18/2021 DOM: 8
Property Information Property Type: Single Family Bedrooms: 5 Bathrooms: 3.5 Sq. Ft.: 4,447 Lot: 2,822 SF / 0.06 AC Year Built: 1900
3410 Washington is a beautifully maintained grand Presidio Heights home in a coveted location. 5 sizeable bedrooms and 3.5 bathrooms across 4 levels, plus an office and view den. On the main level is a formal living room, a formal dining area, a gorgeous family room, a chef's kitchen with breakfast room, and an attached deck for al fresco dining. Upstairs are 3 bedrooms and 2 bathrooms including a wonderful primary suite, which boasts an ensuite bathroom, dressing area, office, and bedroom with stunning Bay & Bridge views. On the top floor are two add'l bedrooms and bath, plus a den with even more striking Bay and Golden Gate views. On the lower floor is a laundry room and a number of flexible storage rooms, easily accommodating the construction of an au pair suite and/or family room. There is direct access to a lush, landscaped garden and a 2-car side-by-side garage. Located in prime Presidio Heights and very walkable to shops and dining on Sacramento and trails
Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.
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3410 Washington St
Comparable Property Details Prepared for Merel Glaubiger July 27, 2021
Presidio Heights
Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.
Presidio Heights
3712 Jackson St Property Status Off- Market Comparable Property Details Prepared for Merel Glaubiger July 27, 2021
Transaction Information Last Asking Price: $15,000,000 Closing Price: $15,000,000 Sale PPSF: $2,661 DOM: 0
Property Information Property Type: Single Family Bedrooms: 6 Bathrooms: 5 Sq. Ft.: 5,636 Lot: 5,520 SF / 0.13 AC Year Built: 1912
NOTE: PHOTOS ARE FROM PREVIOUS LISTING in 2009. Property has been cosmetically renovated since then. Superb Location, Elegant Tudor Home W/North & South Gardens Wonderful Vistas Of The Presidio Park From All Levels Library,Den,Family Rm.
Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.
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3712 Jackson St
Comparable Property Details Prepared for Merel Glaubiger July 27, 2021
Presidio Heights
Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.