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Features

Premium top floor condominium with huge yard on a serene Noe Valley block with a Walk Score of 98 and a Bike Score of 93 - both a "walker's & biker's paradise". 

Hot location yet on peaceful, protected block:

This particular stretch of Alvarado is only 1 block long with the main access from Guerrero Street allowing only a left turn - the result is hardly any through traffic.  You won't believe you are just steps away from so many restaurants & retail in one of the most vibrant neighborhoods in the City!  Enjoy a short stroll to the hot Valencia retail corridor, 18th Street retail ending at Dolores Park, and Noe Valley's 24th St retail. Many of the very best restaurants & cafes in The City are within blocks - like Al's Place - awarded by Bon Appetit Magazine as 2015's best new restaurant in America! Countless 'foodie' destinations are everywhere, plus outstanding local retail, beautiful parks, and an incredibly vibrant community! Rated a "walker & biker paradise" by walkscore.com. Plus get anywhere in the Bay Area easily with tech shuttles, BART, light rail & bus lines, and City Car Share all within a few blocks!

Detailed property description:

This pristine, top floor condominium is bright and airy throughout with lots of windows and a voluminous open floor plan. The residence has been extensively renovated to suit a modern, comfortable lifestyle yet retains wonderful period details such as ornate wainscoting, lovely banister, finished wood floors and 10 foot high ceilings.

The handsome facade is quite prominent on this lovely tree-lined block; it has an expansive width of 37.5 feet, 2 elegant bay windows, ornamental bands, and granite front stairs.  The front door has a lovely transom window above and opens to the entry foyer with beautiful staircase leading up to the rest of the living area.

The rear of the residence has an incredible open layout with big volume for cheerful, comfortable living.  The living room, dining area and kitchen are flooded with light from lots of south-facing windows, and there are wonderful outlooks towards the massive landscaped yard.  The kitchen has bar seating, granite countertops and quality stainless steel appliances such as a Thermador gas range and Bosch dishwasher.  The rear door opens to deck area with stairs to the rear yard. 

Off the central hall towards the middle of the residence, is a split remodeled bathroom with smart accents & cheerful light fixtures, an enclosed laundry area with full-size washer/dryer, and a spacious walk-in closet for all kinds of storage!  In the front of the flat are 2 large bedrooms, and a 3rd small bedroom or office - all with 10 foot ceilings.  The master bedroom faces Alvarado Street and has big windows and a large closet with additional storage above.

The garage was constructed approximately 8 years ago and contains steel support beams and seismic upgrades.  There is a large independent garage space for 55 Alvarado, plus a large 90 square foot storage room with good ceiling height.

The enormous south-facing sunny backyard is a very special feature of this property.  Originally the site of a separate house in the rear of the lot, this area is now completely open outdoor space approximately 37.5' wide by 56' deep.  Newly landscaped, it has multiple lounging areas, grill area, patio with table seating, automatic drip irrigation system, new 'water-free lawn', and crushed granite planter beds.  Mature trees & plantings surround this fabulous open space including huge Meyer lemon tree and colorful bougainvillea.

Summary:
  • A+ Noe Valley location with 98 Walk Score
  • 2 bedrooms + small 3rd bedroom/office*
  • 1 remodeled split bathroom
  • 1 car independent garage parking
  • Massive south-facing park-like yard
  • Top floor residence
  • Remodeled kitchen with bar seating
  • Open living room
  • Separate dining area
  • In-unit washer/dryer
  • Huge private storage room
  • Light & airy with open floor plan
  • 10' high ceilings
  • Recessed lighting
  • Finished hardwood floors
  • 1,095 interior square feet*
  • 37.5' X 114' lot size*
  • Year built circa 1906*
  • HOA dues: $265 per month*
  • Small 4-unit homeowners association
Don't forget about these additional features:
  • Hunter Douglas blinds
  • Nest Protect smoke/CO detectors
  • Wired for Monkey Brains high speed internet
  • Back door keypad entry
  • Internet controlled garage door
  • Small 4-unit well-run homeowners association
Notes:
*3rd bedroom/office does not have closet & may not be considered a legal bedroom. *Square footage is approximate only per graphic artist; buyer should verify. *Lot size & year built are approximate only per Corelogic; buyer should verify. *Monthly HOA dues of $265 per month includes building insurance, garbage, water,
gardener, reserves for future improvements/repairs; portion of dues for water is $25 per occupant - figure of $265 is for 2 occupants;dues would be $290/month for 3 occupants and $240/month for 1 occupant.

Neighborhood


Noe Valley & areas surrounding 55 Alvarado Street

Over the years, Noe Valley has become one of San Francisco's most coveted residential areas. Many of the Victorian and Edwardian homes in the area have been updated for modern living, and the area is very convenient for out-of-town and downtown commuters alike, with easy access to highways and the J-Church Muni Metro line. Twin Peaks rises high above the valley, blocking much of the fog that lingers in the city's Western neighborhoods; frequent sunny days make this a wonderful home for those who love socializing with their neighbors. 24th Street is the heart of the neighborhood, and here you will find friendly faces popping in and out of boutiques, restaurants, charming cafes, salons and a bevy of long-standing small businesses.

Throughout San Francisco, this area is known as a popular place for both new parents and dog lovers to congregate - watch out for strollers and dog leashes while window-shopping! The inclusiveness of the neighborhood is bolstered by a number of community events, including a weekly farmers market and October's much looked-forward-to Harvest Festival. Of course, Noe Valley neighbors find reasons to gather every day -- whether at Douglass Park playground, the newly opened recreation center and dog run, or just out in front of one of the many coffee venues.

55 Alvarado is unique in that it has one of the highest Walk Scores (98) of any location in Noe Valley.  The hot new Valencia retail corridor with some of the best restaurants in San Francisco is steps away, as well as the 18th Street retail near Dolores Park with SF classics like Bi-Rite gourmet grocery, Tartine Bakery, Delfina Restaurant, Delfina Pizzeria, Bi-Rite Creamery, Dolores Park Cafe and many more.
Also unique to this particular location in Noe Valley is that it enjoys one of the highest Bike Scores anywhere (93) being mostly flat with excellent bike lanes. Finally, it has excellent transit options nearby, much better than most of Noe Valley, being just several blocks from BART, Tech Shuttle Stops, light rail lines, bus lines and City Car Share pods. 
 
 

>> Click Here to Download Neighborhood Amenities Map



Schedule


Showings by Appointment, Contact:

Rich Farnsworth
415.505.8288
[email protected]

Michelle Farnsworth
415.595.9788
[email protected]



Floor Plans

Contact


Rich Farnsworth

Broker AssociateCompassDRE# 01129371415.505.8288 mobilewww.Farnsworth-Group.com

Michelle Farnsworth

Senior Realtor® AssociatePacific Union International# 01425862415.447.6271 office415.595.9788 mobilewww.Farnsworth-Group.com

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