920 Powell St, San Francisco
Site Conditions
- Rented for many years at $12K/mo., now unable to get $10K
- Previous property manager attempted to sell with no success
- Craig signed listing, then home fell into litigation, no funds available for improvements
- Small, 80-year-old elevator could fit only people under 6 feet tall
- Estate’s attorney went to probate court many times for conflicts between heirs, outcome was very uncertain
Results of Our Work
- After a year of delays from litigation, we finally marketed the home
- Got creative on upgrading only the most unattractive components, leaving nearly all counters and floors, remediating surrounding materials and elements
- Repaired multiple leaks, damaged hardwood floors and more, involving every imaginable tradesperson and discipline
The Numbers
- Listed $ 3.199M
- Sold $ 3.6M
- Offers – 2
- Days on market – 21
In It for the Long Haul
Nearly 18 months from when we were introduced, longtime litigation was resolved and the home sold.
To secure a great return for the estate, we presented the property as well maintained, contemporary and livable. The unique spiral staircase was the centerpiece and pleased many visitors. On the downside, it took up an extraordinary amount of space, causing a choke point in the very narrow hallway. The wall of mirrors on every floor was not just for esthetics, they kept the imposing space from tipping into claustrophobic.
Ultimately, the home was snapped up because of the great location, unique architecture and its high-society flavor.
Craig’s favorite aspect of this project was how hard the probate attorney fought for her client. She didn’t take any guff, period. She appeared before the court, battled with opposing counsel and vehemently protected her client. Craig said, “I admire and am just a little afraid of her fierceness. I’ve never seen anyone so confident in her own abilities, yet eager to leave the details to the experts and seek my input. The family was very happy with the result.”
920 Powell Street Resurfacing Plan
Task | Cost | Description |
---|---|---|
Exterior Work | $2,900 | Arborists trim tree obstructing view. Wash exterior. Paint lower portion of home front and entry gate. Wash front stairs and light fixture. Polish brass components. Clean glass. Apply anti-slip grip to front stairs. |
Interior Painting | $8,400 | Patch and sand, paint select walls. Some just handwashed and touched-up. Clean and paint throughout all 4 floors of the home, including garage floor, laundry room and more. Designer-chosen colors. |
Hardwood Flooring | $3,200 | Remove water-damaged boards from entry level. Surgical replacement throughout home in marked areas. Replace damaged wood at two staircase landings. |
Plumbing Repairs | $3,200 | Investigate leaks along front hall causing floor damage. Replace and repair as needed. |
New Interior Lights | $2,920 | Install LED recessed cans and track lighting with brushed nickel finish. |
Master Bathroom | $2,900 | Install new base cabinet, stone counter, undermount sinks and new faucets. Install wall-mounted mirror and LED brushed nickel light fixture (mounted over glass). Remove existing glass enclosure at shower. Paint room. |
Elevator Repairs and Servicing | $1,880 | During court proceedings, kept service contract for 18 months for initial repairs and ongoing maintenance. |
All Bathrooms | $3,900 | Replace old caulking. Install new vinyl flooring over existing. Replace baseboards as necessary. Polish all finishes, hardware and glass surfaces. Professionally clean. Check for leaks. |
Professional Cleaning, Power Washing | $1,300 | Interior cleaning of all appliances, surfaces, bathroom, filters and lights. Wash windows inside and out. Power wash exterior brick staircase, etc. |
Total | $30,600 | All work completed in 21 business days. Advanced planning of 2 weeks to line-up all work, secure dates. |