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Prescott Court28
“To give real service you must add something which cannot be bought or measured with money, and that is sincerity & integrity.”
-- Douglas Adams
Celeste Maher
28Prescott Court
Market analysis prepared for
415 290 [email protected]
lic#: 01446122
Presented by
Max Armour
armourpropertiessf.com
415 306 [email protected]#: 01739593
415 830 [email protected]#01718099
Lance Machovsky Craig Epstein
Dear Celeste,
Selling your home is a serious undertaking. The most
important decision you make in this transaction is the agent
you hire. This report includes a comparison of your home
relative to others, information about our team and company,
suggestions for preparing your home to sell and a potential
timeline. Thanks for the chance to explain how we can
streamline the process and help you reach your goal, the
successful sale of your home.
Subject property 28 Prescott Court
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SubjectVallejoTelegraph Hill19071350-3 Beds & 2 BathsPeak-a boo city lightsOwnerRH-3None1 – attached garage w/ interior access
StatusCross Street
NeighborhoodYear Built
sq. ftLot Size
BDMs & BATHsViews
OccupancyZoning
HOA DuesParking
SoldVallejoTelegraph Hill192413772 & 2City / Bay BridgeVacantRH-31 – attached garage$1,295,000$1,701,000131% $1,23510/24/1212Remodeled kitchen
ContemporaryRoof Deck
Best comp. Across Vallejo from Prescott Ct. Better views – roof deck.
Comparative Market Analysis of Sold Properties
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#337Union Street
#26 Hodges Alley
StatusCross Street
NeighborhoodYear Built
sq. ftBDMs & BATHs
ViewsOccupancy
ZoningParking
Ask PriceSold Price
Sales / Ask Price$/sq ft
Date SoldDays on Market
Condition
ArchitectureOutside Space
Comments
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#30Edith Street____________________________
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SoldCastleTelegraph Hill1907-2 & 2Yes – from roof deckOwnerRH-32 car$1,500,000$1,550,000103%-7/25/1221Remodeled
MediterraneanRoof deck
Roof deck with hot tub & Coit tower views
SoldGrantTelegraph Hill194015072 & 1From roofOwnerRH-31 - Garage$1,650,000$1,900,000115% $1,2605/20/131Good - Original Kitchen and bathTraditionalSmall side yard and back patioUnwarranted apart-ment on ground level
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SoldChild StreetTelegraph Hill1907-2 & 2.5Downtown / Pano from roof deckOwnerRH-32 – attached garage w/ interior access$1,900,000$1,900,000100%-7/31/1269Good
EdwardianRoof Deck
City and Coit tower views, Roof deck.
#41Telegraph Place
Comparative Market Analysis of Sold Properties
Sold Properties4 properties
sold in area
26 AverageDOM
1 586 250Average List Price
1 762 750Average Sales Price
111%Average Sales / Asking
Armour Properties offers superior service to our clients every step of the way:
Benefits of Armour Properties
Experience: Max has been involved in over $2 Billion in sales over the past decade
Connections: Mutual respect from other top real estate pros, strong relationships with the best stagers, contractors, vendors, lenders, title and escrow officers in San Francisco
Stability: Backed by the Strength of Coldwell Banker with unparalleled global and domestic reach
Professionalism: The Armour Group is client centered and detail oriented. Only the best quality every step of the way.
Photography: Architectural quality to dramatically highlight our listings
Video: Emmy award winning video team – when not filming celebrities in exotic locals they apply their talents to showcasing our listings
Custom design: our in-house designer brings European flair to give our media, web and graphics a fresh look and contemporary feel.
Full service: Our diligent team of transaction coordinators ensures that all paperwork is complete and correct in every deal.
Chinese focus: On staff we have a native Mandarin speaking agent, print materials available in Chinese, Concierge service to help foreign buyers assimilate.Our goal is to welcome foreign buyers to the San Francisco luxury real estate market.
Our Listing Approach
• Listing agreement with price TBD• Sellers complete their seller disclosures• We compile complete disclosure package - Pre-sale inspections: Contractor, Structural Pest, Sewer lateral
• Interior design and staging consultation / staging to dramatize and showcase home• High end professional photography and videograpy
• Finalize initial listing price• Prepare property statement• Schedule open houses and Broker tours• Create and send “just listed” postcards• Order Yard sign• Contact key realtor associates• Contact key clients• Personally invite neighbors to open houses
• Present property on: - MLS, TAN - Armour Properties website - Custom property specific website - Coldwell Banker national and international websites - Direct email property flyer to ~4,500 - SF Realtors - Social media• Open house schedule on sfgate and in Sunday Chronicle• Evaluate feedback from Broker tour and showings
• Conduct open houses / private showings - Evaluate feedback from Broker tour and showings
• As offers are received we manage the negotiating process: - Receive, evaluate, and tabulate offers - Present and review offers with sellers- Seller Chooses offer / ratify contract - Create escrow timeline
• Sellers sign closing docs with title co.• Buyers sign closing docs with title co.
• Escrow closes - Buyer’s funds transfer from escrow to Sellers account.
Timeline elements are variable and may include:
Stage 1
Stage 2Property Prep.
Stage 3Initial marketing
Stage 4Complete
Marketing / Sales Efforts
Stage 5Property Showings
Stage 6Receiving Offers
Stage 7Pre-closing
Stage 8Closing
Escrow No. ............................
.... Disclosure Regarding Agency Relationships
.... Market Conditions Advisory
.... Buyer’s Inspection Advisory
.... “As-Is” Addendum
.... Transfer Disclosure Statement
.... Supplemental Transfer Disclosure Statement
.... Seller’s Additional Disclosures
.... Home Inspection Report dated ..../..../..... by: ................................
.... Structural Pest Inspection dated ..../..../..... by: ..............................
.... Sewer Lateral Inspection dated ..../..../..... by: ...............................
.... Report of Residential Record (3-R)
.... Notice Concerning Information in the 3-R Report
.... Floor Plans & Room Dimensions dated ..../..../..... by: ....................
.... JCP Residential Property Disclosure
.... Disclosure Regarding Underground Storage Tanks in SF
.... Golden Gate Tank Visual Property Inspection for USTs
.... General Info Stmt. & Acknowledgment of Rcp’t of Local Disc.
.... Residential Energy & Water Conservation Ordinance Brochure
.... Receipt of Combined Hazards Disclosure Booklet
.... Lead-Based Paint Hazards Disclosure & Addendum
.... Residential Earthquake Hazards Report
.... Smoke Detector Statement of Compliance
.... Water Heater Statement of Compliance
.... Receipt of General Information Booklet
.... Notice to Buyers & Sellers RE Preliminary Title Reports
.... Preliminary Title Report dated ..../..../..... by:
First American Title Company, Kevin Thompson One Embarcadero Center, Ste 250 San Francisco, CA 94111 Tel: 415-796-6136, Fax: (866) 407-2086
Property Disclosure Package
28 Prescott Court
Coldwell Banker Previews Int’l, 1560 Van Ness Avenue, 2nd fl San Francisco, CA 94109 T: 415.290.6058, T: 415.830.0521 Fax 415.771.1264
Buyer acknowledges & agrees that neither Coldwell Banker Previews Int’l nor Listing Agent:(a) Guarantee the condition of the property(b) Shall be responsible for defects that are not known to Broker or are not visually observable in reasonably
and in reasonably and normally accessible areas of the property(c) Can verify information contained in inspection reports, square footage or representations made by others(d) Guarantee the performance of others who have provided services or products to Buyer or Seller(e) Guarantee the adequacy or completeness of repairs made by Seller or others(f) Can identify property boundary lines(g) Decide what price a Buyer should pay or a Seller should accept
Buyers are advised to obtain their own independent inspections from appropriate professionals prior to submitting an offer or during the escrow period.Receipt and Approval Acknowledged by:
BUYER _______________________________ Date __________BUYER _______________________________ Date __________
.... Sellers Agent AVID
.... Buyers Agent AVID
Correct Pricing & Range of Fair Market Value
Many Factors influence the value of a home. The market looks to square footage as one of the factors. Location, view, light, condition as well as supply and demand are the other main factors. No two houses are ever alike but for a house in a beautiful location such as 28 Prescott Court, the final sales price will find it’s highest level by the preparation and exposure to the market. The chart above is simply to be used as an aid in establishing an asking price that will acheive multiple offers toward a top dollar sale.
$ 2 150 000
$ 2 100 000
$ 2 000 000
$ 1 900 000
$ 1 800 000
$ 1 700 000
$ 1 650 000
$ 1 593
$ 1 555
$ 1 481
$ 1 407
$ 1 333
$ 1 259
$ 1 222
1 350
1 350
1 350
1 350
1 350
1 350
1 350
Price Range 28 Prescott Court Sq. Ft. $ / Sq. Ft.
Proper Pricing is most importatnt in the earlystages of marketing your property.
2 Weeks
4 Weeks
6 Weeks
8 Weeks
14 Weeks12 Weeks10 Weeks
The Key is Proper Pricing from the Beginning
In a Seller’s market, overpricing is the greatest peril as the best Buyers recognize when the price is too high. Buyers are extremly price sensitive in the current market which is very different from a couple of years ago.
Act
ivity
Time
Market Value Statistics
Statistics have shown:
There is a 95% chance of sale if a home is priced at market valueThere is a 50% chance of sale if priced at 5% over market valueThere is a 30% chance of sale if priced at 10% over market valueThere is a 20% chance of sale if priced at 15% over market value
The seller can only set the asking price. The buyers will set the sale price.
If the asking price is
15% over market value
10% over market value
5% over market value
Fair market value
20% of the buyers
30% of the buyers
50% of the buyers
95% of the buyers
The property appeals to
Coldwell
BankerResidentialBrokerage
15.4%
Alain PinelRealtors
8.5%
Intero RealEstateServices
5.8%
PacificUnion
4.2%
Sereno Group
1.7%
Sotheby’s InternationalRealty
3.4%
KellerWilliamsRealty
3.7%
The Market Leader
Total dollar volume sold in the Bay AreaAlameda, Contra Costa, Marin, Monterey, San Francisco, San Mateo, Santa Clara, Santa Cruz and Sonoma Counties
“Diligence is the mother of good fortune.”― Miguel de Cervantes
Coldwell banker 3100Keller Williams 670Sotheby’s International 600Intero RealEstate Services 60Ailan Pine Realtors 31Pacific Union 17
Offices Worldwide
Coldwell banker 82000Keller Williams 75000Sotheby’s International 12000Intero Real Estate Services 2000Ailan Pine Realtors 1400Pacific Union 412
Agents Total
Coldwell banker 50Keller Williams 2Sotheby’s International 45Intero Real Estate Services 1Ailan Pine Realtors 1Pacific Union 1
Countries/Territories
Coldwell Banker Previews International has more global coverage, office locations and Agents thanany other company special-izing in luxury real estate. For your Agent, this means they have a larger,active pool of buyers to access, which could result in a more expedient sale.
Global Industry Comparison
The TeamMax ArmourFounder and leader of the Armour Properties team. Building on his success as co-leader of the highest grossing team in San Francis-co over the past ten years, Max’s understanding of the San Francisco market is unparalleled. His creative innovations, zealous work ethic, intense focus on the process and clear communi-cation deliver proven results for his discriminating clientele.
Lance MachovskyChief Operating Officer for the Armour Properties team. Lance oversees all in-house activities, ranging from mar-keting to listing. As the chief point of contact for all team members, he is responsible for effectively marshaling Armour Properties’ resources, ensuring all clients the best, most seamless experience.
Craig EpsteinAs Listing Manager Craig manages the pre-listing preparation of the property, coordinating with stagers, inspectors, painters, photog-raphers and other vendors. Craig ensures that the all-im-portant Disclosure Package is thoroughly completed. 80% of selling a home happens before it even hits the market. Armour Properties controls the preparation of the house in a timely effective manner to maximize the return.
References
“Individual commitment to a group effort - that is what makes a team work, a company work,
a society work, a civilization work.”― Vince Lombardi
Coldwell BankerPreviews International1560 Van Ness Ave. 2nd FloorSan Francisco, CA 94109
First American Title escrow officer: Kevin Thompson 415 563 2206, [email protected]
In house transaction coordinators:
Listings Claudia HurtadoEric SandateClaudine Cabaron 415 474 1222 [email protected]
Coldwell Banker Previews Int'l1560 Van Ness Avenue, 2nd FloorSan Francisco, CA 94109
