19 Turquoise Way, San Francisco
Site Conditions
- Departing tenants left a lot of damage inside the home
- Missing fixtures, only 2 functioning bathrooms, deconstructed down to the studs, seller was out of funding and ideas
- Craig researched permit records and job card for downstairs remodel (expanded square footage, new master suite, updated seismic, electrical and plumbing) was signed but not recorded with City
- Kitchen resurfacing was not complete, storage areas were packed with old furniture
Results of Our Work
- Our contractor met with inspector, who called for additional refinements to construction and finally approved closure of permits and recorded approved work
- Moved seller out to allow for $100,000 in work, completed over 2 weeks
- Designer selected finishes and fixtures to complement existing for cohesive, contemporary appearance
- Received 6 offers, all well above asking
The Numbers
- Listed $1.799M
- Sold $ 2.1M
- Offers – 6
- Days on market – 41
A Big-Budget Undertaking
Craig had a listing in the neighborhood many years ago and it caught this seller’s attention. Meticulous, articulate and very assured, he wanted to exit his home, but his life was complicated.
He had made short-term rentals to ‘friends’ who eventually became terrible tenants. And with no immediate need or incentive to sell, he let things go.
Although the homeowner had started many projects, he left the property’s entire lower level demolished down to the studs. Craig’s research showed signatures for permit completion on the job cards but they weren’t recorded in the building department records. A lot of work remained—on the home and the cleanup tasks of closing permits, conducting inspections, etc.
Craig was concerned with the sizable $100,000+ budget established to update the home, so he focused on generating the highest possible return for the seller’s investment.
19 Turquoise Way Construction Plan
Task | Cost | Description |
---|---|---|
Exterior Painting and Landscaping | $15,900 | Replace damaged decking on 2 sides of home. New exterior paint, designer color selection. Clear yard and haul debris, add bamboo, plantings and landscape materials. Install ground cover, trim trees and shape vegetation. |
Interior Painting | $14,400 | Patch, sand and paint throughout the home, including garage and kitchen cabinets. Designer color choice. |
Hardwood Flooring | $14,800 | Remove existing carpet, sand and stain varying wood tones to one rich, unifying color. Apply finish. |
Remodel Master Bathroom | $22,200 | Finish project started by seller many years ago. Designer material choices. |
New Interior Lights | $3,800 | Install LED recessed cans and track lighting with brushed nickel finish. |
2 Bathrooms - Resurfacing | $13,900 | Install new stone counters, undermount sinks and single stem brushed nickel faucets. Install new wall-mounted mirror and LED brushed nickel light fixture (mounted over glass). Remove existing glass shelves. Install new flooring and paint rooms. |
Kitchen Appliances and Resurfacing | $17,900 | New cabinetry, brushed nickel handles, stone counters, undermount sink, single stem brushed nickel faucet, low-profile stainless steel range hood, new flooring, upgraded mechanicals throughout. All material selections by our designer. |
Power Wash, Window, & Interior Cleaning | $1,900 | Interior cleaning of all appliances, surfaces, bathroom, filters and lights. Wash interior and exterior windows. Power wash exterior brick staircase, around mildew areas, etc. |
Total | $104,400 |