Tag: listing

TL;DR

• A $5.2M San Francisco condo at 1001 California Street, No. 7—Patty Hearst’s post‑bail perch—just hit the market with a 2,980‑sq‑ft, full‑floor plan in a 1914 Houghton Sawyer Beaux‑Arts building on Nob Hill. [1]
• The premium is explicit: ~$1,745/sq ft here vs. ~ $1,300/sq ft in Nob Hill and ~ $1,090 citywide, roughly +34% and +60% respectively. Scarcity and provenance still price in. [1][6][5]
• Carrying costs bite: with 20% down and a jumbo ~6.78% (Aug 24, 2026), plus $5,432 HOA and a 1.18268325% property tax rate, the all‑in before insurance lands near $37.6K/month—pushing buyers toward all‑cash or rate‑insensitive profiles. [4][2][3]

What the source said

SFGATE profiles 1001 California St., No. 7, a full‑floor, 2,980‑sq‑ft penthouse in a 1914 Houghton Sawyer Beaux‑Arts building on Nob Hill, listed at $5.2 million with Sotheby’s agents Mary Lou Castellanos and Grazia Bennett. The article notes the arched stained‑glass skylight, paneled library, formal dining room, marble hearth, and a terrace off the primary suite, plus proximity to the Fairmont Hotel and Huntington Park on California Street. The story highlights that Patty Hearst lived here with her parents in the 1970s after release on bail, and that the unit last sold for $3.5 million in 2010. The listing shows HOA dues of $5,432/month and parking as “on site – monthly fee,” not deeded. [1][2]

What others are missing

• Transfer tax changes the net math: San Francisco imposes 2.25% Real Property Transfer Tax on $5M–$10M deals, which is about $117,000 on $5.2M; sellers usually pay in SF custom, but buyers sometimes negotiate splits in thin markets. [8]
• Non‑deeded parking is a variable OPEX line, not an asset: Nob Hill garages around California Street list monthly rates in the ~$400–$650 range in 2026, and operators can raise rates annually. [2][10]
• Federal tax caps dull the “write‑off” story: the TCJA’s $750,000 mortgage interest cap (2017) and the $10,000 SALT cap mean a financed buyer with a ~$4.16M jumbo deducts only a fraction of first‑year interest; the rest is fully out‑of‑pocket. [9]

Why it matters

The buyer pool here is a narrow slice: households indifferent to a ~6.78% jumbo, willing to absorb $5,432 monthly HOA dues, and prioritizing 1914 Beaux‑Arts fabric and Nob Hill cachet over 2015‑era tower amenities at Lumina or 2008‑era One Rincon Hill. That cohort exists but is smaller than the 2010s South Beach/SoMa set. [2][4]

On the sell side, the HOA at 1001 California and the Sotheby’s team are testing whether Hearst‑era lore and a full‑floor plan can clear at $5.2M while citywide condo metrics still reset. If it trades near ask, it affirms that a handful of pedigreed addresses sit above the broader San Francisco condo baseline; if it lingers, it underlines how financing costs and dues now gate even blue‑chip corners opposite the Fairmont. [1][5][6]

Original analysis

Back‑of‑envelope: all‑in monthly for a financed buyer

• Assumptions: 20% down on $5.2M → $1.04M down; $4.16M loan; jumbo 30‑year fixed ≈ 6.78% (Aug 24, 2026); SF FY25–26 property tax rate 1.18268325%; HOA $5,432/month. [4][3][2]
• Mortgage P&I: r = 0.0678/12; n = 360; P&I = 4,160,000 × [r(1+r)^n]/[(1+r)^n − 1] ≈ $27,065/month (calculator cross‑check). [7]
• Property tax: $5,200,000 × 1.18268325% ÷ 12 ≈ $5,125/month. [3]
• HOA: $5,432/month. [2]
• Total before insurance/utilities: ≈ $27,065 + $5,125 + $5,432 = ~$37,622/month. [2][3][4][7]

What that premium buys

• Price per square foot: $5,200,000 ÷ 2,980 ≈ $1,745/sq ft. [1]
• Benchmarks: Nob Hill median ≈ $1,300/sq ft; citywide ≈ $1,090/sq ft; premium ≈ +34% vs. Nob Hill and ≈ +60% vs. citywide. [6][5]

Contrarian read

• Consensus: “Trophy prewar Nob Hill is insulated; these always move.”
• Counter: Two frictions cap velocity. First, the ~$37.6K/month pre‑insurance nut filters to cash or very low‑LTV buyers. Second, dues‑heavy historic full‑service stock competes with 2014–2016 amenity towers (valet, gyms, pools) offering similar all‑in monthlies on smaller footprints, often with deeded parking; here, parking is “on site – monthly fee,” not deeded. [2][4][5][6]

2x2: The SF luxury‑condo buyer matrix

• Axes: A) Fabric (Historic character ←→ Contemporary spec) and B) Operating Profile (Lean HOA ←→ Full‑service HOA).
  • Historic + Full‑service (this unit): Buyer values provenance and staffing over dues drag; cash or low‑LTV; long‑hold bias.
  • Historic + Lean: Boutique walk‑ups with lower staff overhead; fewer services, lower dues.
  • Contemporary + Full‑service: Amenity towers (valet, gym, pool; e.g., 2015 Lumina); convenience at higher dues.
  • Contemporary + Lean: Newer mid‑rises without 24/7 staff; broader financed buyer base.

Named‑stakeholder breakdown

• 1001 California HOA: $5,432/month equals ≈ $1.82/sq ft, or ≈ $65,184/year from this unit alone—stabilizing reserves and services; a near‑ask sale helps future refis and capital planning. [2]
• Sotheby’s International Realty (Castellanos, Bennett): The pitch leans on Sawyer’s façade, Patty Hearst’s 1970s chapter, and Nob Hill’s “fourth corner” across from the Fairmont and Pacific‑Union Club, because pure “value per foot” comps won’t carry it. [1][2]
• Buyer profile: Cash or ultra‑low‑LTV households, often with multiple homes, seeking boardroom‑grade reception rooms; broader SF condo data show recovery pockets, but taste and overhead tolerance will dominate this micro‑trade. [5][6]

Historical analogue

• During the 1991 recession and again after the 2001 dot‑com bust, Pacific Heights and Nob Hill full‑floor prewar resales saw thin volume but resilient premiums due to finite sets (specific architects, single‑floor layouts, protected view corridors). This 1914 Sawyer top floor fits that scarcity script.

What to watch next

1. Status by November 30, 2026: either under contract or price‑reduced by ≥5% from $5.2M; binary check on whether the market clears the ask.
2. Closing by February 28, 2027 at $4.7M–$5.3M vs. a miss outside that band; this brackets a ±6% tolerance around ask.
3. Days on Market surpasses 120 days by December 31, 2026 if not in contract; tests the “trophy insulation” thesis against rate‑driven inertia.

Sources

[1] SFGATE — Listing feature on 1001 California St., No. 7; confirms 2,980 sq ft, $5.2M ask, 1914 build, Patty Hearst history, and prior sale.
What this contributes: Core property facts, provenance, and sale history.

[2] Sotheby’s International Realty (listing for 1001 California St., No. 7) — Marketing brochure and MLS details, including $5,432/month HOA, parking as “on site – monthly fee,” and agent names.
What this contributes: Dues, parking structure, and agent of record.

[3] City and County of San Francisco Treasurer & Tax Collector — FY 2025–26 secured property tax rate (1.18268325%).
What this contributes: Official property tax rate used in carrying‑cost math.

[4] Mortgage News Daily — Jumbo 30‑year fixed average around 6.78% as of August 24, 2026.
What this contributes: Rate assumption for the mortgage calculation.

[5] Redfin Data Center — San Francisco citywide median price per square foot (~$1,090, 2026 YTD).
What this contributes: Citywide pricing benchmark.

[6] Redfin Neighborhoods (Nob Hill) — Neighborhood median price per square foot (~$1,300).
What this contributes: Localized comp baseline.

[7] Bankrate Mortgage Calculator — Standard amortization model used to reproduce the ~$27,065/month P&I on $4.16M at ~6.78% over 30 years.
What this contributes: Methodology for payment math.

[8] City and County of San Francisco — Real Property Transfer Tax Rates (2.25% for $5M–$10M).
What this contributes: Closing‑cost input relevant to net proceeds and negotiations.

[9] IRS Publication 936 (Home Mortgage Interest Deduction) — $750,000 cap enacted by the Tax Cuts and Jobs Act (2017) and SALT deduction limits.
What this contributes: Tax‑treatment constraints on high‑balance mortgages.

[10] SpotHero (San Francisco monthly parking listings, Nob Hill/California St. corridor) — Typical 2026 monthly rates in the ~$400–$650 range.
What this contributes: Operating cost proxy for non‑deeded parking.