MLS No. 421524274
Top Producers, Top 21 Vanguard Properties, Top 1% of San Francisco Agents
EXCLUSIVELY BY:
Kevin K. Ho, Esq.
Jonathan B. McNarry
NOW SELLING: 27 Boardman Place, San Francisco
— A Rare and Unexpected Single-Family House With So Very Many Options
A single-family house — in SoMa? Yes, you read that right. Let’s face it, you wouldn’t expect to find a single-family house around here, let alone one with a lush and verdant courtyard that attracts hummingbirds on a tree-lined street that’s clean, quiet and safe. One that also has charm, voluminous interior space and a variety of living arrangements that you can tailor into your perfect home in the heart of the City.
An unexpected find, 27 Boardman is a large single-family home that’s been cared for by the same family for 45+ years. Set on an equally rare one-way, tree-lined lane that’s quiet, clean and safe, 27 Boardman’s ≈ 2,878 sqft of living area over two floors includes a gracious landscaped 500+ sqft courtyard that actually attracts hummingbirds, 4 bedrooms, 2 baths, 2 kitchens, 2 laundry areas, a vast 2-car garage/workshop and 2 off-street entrances. The upper living space mixes Edwardian details like coved ceilings, wood floors and picture rails with an updated kitchen, skylights, dual-pane windows and designer light fixtures. The lower-level’s crowning feature is its 35-ft long x 10-ft+ tall family room that leads out to a walled courtyard. Solar panels soak up the sun and lower PG&E bills (literally -$150 last month). So much space yields flexible living arrangements — a family compound, in-law space — maybe something that is potentially lucrative. The lower level earned more than $80,000/year as a legal Airbnb space with the owners living upstairs.
Offered at:
$1,895,000
COVID-19-safe private showings by appointment only.
CONTACT US.
Have a question? Want to set up a COVID-safe showing?
Feel free to call or text us…
Kevin (415) 297-7462
Jonathan (415) 215-4393
THE BULLET POINTS.
APN: 3779-093
Circa: 1936
Property: ≈ 2,878 sqft (per appraiser)*
Parcel: ≈ 2,953 sqft parcel (≈ 25.13 x ≈ 117.5 ft)
Zoning: RED-MEX (per Planning Website Entry) or SLI (per 3R report)
Flexibility: Use as a family compound, two discrete living areas, multigenerational, owner-occupied upper level and Airbnb lower level.
Proximity: 93 Walk Score, 84 Transit Score, 99 Bike Score
Upper Level (Approx. 1,485 sqft)*:
2 bedrooms (one in front, one in back)
1 bathroom (shower over tub)
Wood floors, coved ceilings, bay windows (dual pane glass), decorative fireplace harkening back to building’s Edwardian roots.
Designer lighting (Tom Dixon, Muuto, Avenue), updated LED lighting in kitchen, hallway, new LED-track lighting
Formal dining room with coved ceilings, wood floors, picture rail and designer Muuto light fixture
Updated kitchen with brand new stainless refrigerator, dishwasher, commercial style gas range, hood, full-size laundry, hand-carved look hardwood floors, breakfast nook, bonus outdoor roof space
Lower Level (Approx. 1,393 sqft)*
2 bedrooms
1 bathroom (stall shower)
Open design kitchen and dining area, massive family room area that leads to walled-off courtyard (≈500 sqft) with irrigation, flowering plants and pavers below
Concrete and wood floors, tall ceilings, den/office with a separate entrance, laundry room, that can be accessed by separate off-street access if so desired
Designer lighting (Pablo, Buster + Punch), updated LED lighting in kitchen, dining room, new LED-track lighting in family room
Efficient kitchen with refrigerator, dishwasher, gas range, dine-in counter
Flexibility — family compound, two discrete living areas, owner-occupied upper level with a lower level on Airbnb, (Airbnb income was nearly $85,000 in 2019 and $80,000 in 2018).
* = If desired, buyers may want to confirm figures to their own satisfaction
THE PHOTOS.
THE VIDEO.
THE 3-D TOUR.
(Have your phone in portrait mode if you’re on a mobile)
THE FLOOR PLAN.
THE LOCATION. LOCATION. LOCATION.
The information contained in this material is deemed to be reliable and accurate but it is unverified. Potential buyers should take all steps necessary to satisfy themselves regarding the information contained herein or any other matter related to the property they see fit.
ABOUT US.
There’s a lot to say of course, but in sum, we’re Kevin Ho and Jonathan McNarry, partners in life and in business. With our real estate super dog Raffi McNarry-Ho, we’ve been doing residential real estate for more than 10 years in San Francisco and beyond with hundreds of millions of dollars of closed transactions. We represent both buyers and sellers and bring drive, caring, energy, experience, design, and a big-picture point of view to all that we do. We really love what we do — and our clients do too!
We invite you to contact us to learn more and to start your success story now by making an appointment and telling us more about you.
SOME STUFF TO KNOW.
To that extent possible, the information on this website is copyright protected. But other information such as links, articles and other ephemera are only reproduced here for educational purposes and may not represent our views or are otherwise approved by us. More important, whatever the source, remember to research all matters discussed here to your own satisfaction; trust but verify.
TERMS+CONDITIONS.
Real estate is always changing and evolving. Because it’s based on people and people are, well people. Therefore, real estate can be complex and as fickle as it is surprising. And while the information and knowledge on this site is considered to be accurate and correct, it cannot be warranted. Market conditions in San Francisco, in California, and the world can change with a tweet or a sneeze and is beyond anyone’s control as hard as we try.
In San Francisco, things like local, state and federal tax regulations can change quickly leading to big implications that take time to be realized or appreciated. Other factors like rent control rules, eviction control, lending practices and standards, building and zoning regulations are just a few of the other things like pandemics, forest fires or mortgage rates that can change with little or no notice. All of these things and other intangible factors may well impact market values and performance. So keep your wits about you and keep in touch with us.
Kevin is a licensed California attorney but focuses on real estate about 99.9 percent of the time. It’s important to note that while you can’t take the attorney out of him he will not be acting as your attorney here. To the larger point, you should also seek out qualified folks who work in their respective sectors if you have further questions about X, Y or Z; we have referrals too if you need.
© 2011-2021, Kevin Ho, Jonathan McNarry, RTI, Inc.
All rights reserved.
Kevin K. Ho, DRE 01875957/SBN 233408
Jonathan B. McNarry, DRE 01747295
Vanguard Properties
2501 Mission Street, San Francisco, CA 94110
555 Castro Street, San Francisco, CA 94114
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