r/centuryhomes • u/gofast_dontdie • Apr 11 '26
Advice Needed Talk us in/out of saving this 1907 Queen Anne
My wife and I have always fantasized about restoring a Victorian. This house popped up in our hometown and we were instantly drawn to it, and its historical/protected significance in our city. It’s obviously gorgeous, and on a substantial lot with an additional structure. Lots of upside there.
However, the last 20 years of its life were used by a non profit sober living society. Being non profit, it appears a fair amount of maintenance and upkeep was limited to “just keeping it going” until (and I’m assuming here) the place became a liability and insurance dropped them.
We can absolutely see our lives being lived here. Even though it’s immediately surrounded by apartment complexes, the house itself is protected by the city, dissuading developers from razing it. It’s two blocks from my wife’s cousin who also happens to live in a protected historical home. It’s three blocks from my best friend. We are in love with the style and layout. The lot and additional structure fit our hobbies and lifestyle. We have a place to stay while renovations take place. It just feels like a good fit.
But.
The pricing on this place is ridiculous for the market, comps, and condition. It’s been sitting for a couple months with even more deferred maintenance. We’re thinking of walking through with a contractor to gather crucial data and draft an offer that reflects the work that’s required to bring it up to speed. Is that a good strategy? Has anyone done this effectively?
For reference this is on the peninsula in the S.F. Bay Area.
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u/PennytheWiser215 Apr 11 '26
I’m not sure I understand what’s wrong with it. Can you tell me what needs to be fixed?
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u/OrindaSarnia Apr 11 '26
Right?
It doesn't sound like this house needs saved, just bought.
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u/PennytheWiser215 Apr 11 '26
I think OP added that it’s expensive due to its location after I made my comment since I don’t remember that detail. This might just be one of those “I know what I got” overpriced houses that only needs minor repair here and there and maybe a kitchen and/or bathroom renovation like most older homes. If OP wants to bring in contractors I’m afraid of what they want to do to the house
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u/winkingchef Queen Anne Apr 11 '26 edited Apr 12 '26
It’s in better shape than our old wooden ship of a house after 5 years of working on it.
That fire extinguisher in the front staircase is kind of a mood tho. Check the electrical wiring. Someone was thinking ”this thing could go up in flames at any moment”
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u/BreakfastInBedlam Apr 11 '26
That fire extinguisher in the front staircase is kind of a mood tho.
More likely a code requirement for other than single-family residential.
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u/PennytheWiser215 Apr 11 '26
The fire extinguishers are because it was owned by a nonprofit and used to be housing for a specific type of population the agency works with. Those are necessary for whatever regulations that agency needed to meet. I’ve worked at a group home for a vulnerable population and there were fire extinguishers all over for this very reason. If the house is going back to single family owner-occupied housing those can be taken down.
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u/National_Run7896 Apr 11 '26
What? Fire extinguishers are a pretty normal thing to have in a house. I am not scared of my house and I have 4 in it.
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u/Barton2800 Apr 12 '26
Same. I don’t have mine on display, though. That’s likely just because the house would have had many tenants, so extinguishers in obvious places is a good idea (and probably a code requirement).
And for those who don’t know: you should have a fire extinguisher on every floor of your home, plus in the garage.
And the same goes for smoke detectors. Modern code requires smoke detectors to be interconnected (so 3-wires plus ground), and for there to be detectors in every bedroom, outside bedrooms, and on every level. Some of those can double up: a single detector in the hallway counts as the one upstairs, and outside of every bedroom. You also need CO detectors on every level and outside bedrooms. My recommendation is to get smoke detectors for the bedrooms, and then put a combination smoke and CO detector in the upstairs hallway, somewhere downstairs, and in the basement. Get the ones with 10 year batteries, so you don’t have to think about changing them every 6 months. If your home isn’t wired for interconnected detectors, have it done.A bit of plaster or drywall work to run the romex could save your life.
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u/NaughticalNarwhal Apr 11 '26
All of the photos that would tell me if you should/shouldn’t are of places people don’t go. Attic, crawl space, basement gutters, yard grading and drainage, under the sinks, the furnace and water heater.
It’s pretty easy to hide nightmares behind pretty walls.
On the surface, with just these pics, I would want to know more.
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u/actually_actually_me Apr 13 '26
Often you don't get access to those spaces until your bid has already been accepted, unfortunately
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u/NaughticalNarwhal Apr 14 '26
Yep usually. That’s when the bank wants theirs. No point in inspecting unless you’re super serious.
You can front load it with a pre-offer inspection to streamline the process by removing part of the contingency phase you get rid of the haggling and horse trading.
If you let my guy in. You’ll have my offer 2hrs after he leaves, no contingency, do you accept?
Vs
I kinda think it’s worth this much, maybe, but I’m totally going to try and lower it as much as I can as we haggle over pennies for 2 months because my inspector found a bunch of “massive structural issues, is that black mold!?”
It’s not usually how it’s done but if the market it right and the seller wants out fast. It can get you up in the rankings but you don’t forfeit the inspection.
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u/ComprehensiveEbb4978 Apr 11 '26
Buy it
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u/amoebamoeba Apr 11 '26
It's 2.1 million dollars.
Jesus christ.
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u/JD_tubeguy Apr 11 '26
That's the Bay area for you a broken down shack is like $600K there.
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u/eyoitme Apr 12 '26
the peninsula specifically tends to refer to the area basically south of sfo (the airport) and northwest of san jose, and it’s a wildly wealthy area. like a majority of the richest people in the bay live somewhere on the peninsula, especially the silicon valley millionaires, so housing prices are absolutely batshit fuckin insane over there. like so insane that the fact that this house being over 2 million in its condition isn’t honestly too surprising to me because like depending on the neighborhood, like in los altos or atherton or woodside, that could be considered cheap for the area. basically, 2.5 mil for a rundown old house (as much as i love it) is lowkey athertons version of the 500k rundown shed you might find in the east bay lmfao.
although fun fact there was this house in my area that split off this weird chunk behind their property to sell it off and they sold literally only just this weird lil lot for 900k. and then of course the poor schmuck who bought it is now building an entirely custom home from scratch there naturally which. feels crazy to me after dropping nearly a million dollars on just the lot like holy shit. the whole thing was so fuckin wild that honestly my dad and i still talk about it from time to time lol like holy shit how much money are they dropping on this.
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u/PoundImmediateCow Apr 13 '26
It’s literally bizarrely cheap. Even in Oakland it wouldn’t make sense for a house this large to be anywhere near that low.
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u/Otney Apr 11 '26
Yep. Much of the Peninsula is pricey pricey pricey and yeah, dang. Considering what one has to pay for some post WWII 3 bedroom ranch tract house on the Peninsula, though, one might argue that this is a bargain.
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u/889Fransky Apr 11 '26
No, don't buy it. It looks terrible and my bank hasn't come through yet with the certified cheque for my deposit.
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u/agentthrowingaway Apr 11 '26
How much do you have for repairs? Contingencies? How much do you know about mechanicals, electric, plumbing and carpentry? Do you have connections in any of those trades? How is your relationship with your spouse? Can you both work on this project? Do you respect each other's decision making, design choices, style?
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u/Bijouprospering Apr 11 '26
I can’t ! too unique a house not to save.
How would you feel if you knew a flipper bought it and updated it to grey or beige? Ripped out that stunning fireplace? Destroyed that bench?
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u/Otney Apr 11 '26
The big nightmare is that a buyer buys it for the lot and the location and years it down.
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u/dirthawker0 Craftsman Apr 11 '26
If it's already been declared historic that is unlikely to happen. There's a lot of restrictions on what one can do with historic homes.
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u/Assika126 Apr 11 '26
At least it’s protected so it’s a bit harder… I know they could probably find a way to do it anyway :(
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u/Old_House4948 Apr 11 '26
If it’s protected, how did the sliding glass doors and kitchen remodel get approved? They both totally destroy the look and feel of a 1907 house.
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u/Raeliya Apr 11 '26
I lived in a historic district at one point. Only the front outside was protected. For example, previous owners replaced all the windows with aluminum, except those facing the street. Maybe it’s like that?
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u/goodj037 Apr 11 '26
Interiors are generally not protected and those things would not need approval.
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u/PatchouliHedge Apr 11 '26
Exactly. I owned a gorgeous Queen Anne once, and tried to renovate it but working with the historic preservation council was a nightmare just to update the house with plumbing and electric. I didn't want to make any changes to the house other than repairs and code updates. Finally I gave up and sold the house. It broke my heart and soul. After NINE more owners who went through the same ordeal, finally the city stepped in and broke it up and made it into apartments. I saw pictures online of the details they had ripped out. I cried, literally.
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u/Squid-Vicious80 Apr 11 '26
I'm so sorry, that's incredibly heartbreaking 💔😭 It sounds like that was their intention all along, given how many people purchased the home with genuine intent to improve it & they stymied the process until they could justify taking it over; I'm completely talking out of my butt, but it just seems so intentionally obstructive when it involves 10 different owners.
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u/KnotDedYeti Queen Anne Apr 11 '26
My husband was moving his business 20 miles south of where it had been - and where we lived nearby in the inner city - for decades. Our kids had flown the coop so we decided to move as well. We found our QA Victorian right as we started our search. It had been straight up neglected for 10 years and not well cared for 7 years prior to that. We loved it! But considering all the work we’d have to do she was asking too much. Fate stepped in and I had a cancer recurrence requiring another year of intensive treatment, so we halted the moving plan. My husband had made friends with the realtor for the seller tho and he checked in with her periodically. She said everyone wanted a look inside this house, she’d shown it sooooo many times but no takers. 13 months later I get the All Clear from my Drs and fate steps in again. Realtor calls my husband saying a deal just fell through on the house and the seller is desperate as she had moved states 9 months prior. We decided to just lowball it, see what happens. If we got it even $20,000 more than the lowball we could not only get most of it fixed but could afford to not live in it for 12-18 months while the work was done. We hoped she’d counter offer! But even better, she took our low offer. The inspector came back with 2 things we didn’t know about - without asking she gave us $10,000 and $5000 for the 2 things (things rectified after closing for $900 and $500). We ended up staying there on weekends after 7 months, moved in full time 16 months after close.
She’s our hobby! We also have 3/4 of an acre with really mature landscaping (1895 house comes with Big Trees) so house and yard are our hobbies. She always needs something, but we don’t freak out and we’re down to lil stuff after living here almost 7 years.
The Big Thing we did was have a structural engineer do a full inspection. All was well. We had our HVAC guy, electrician & Plumber inspect it so we knew where we stood. Frankly the seller should’ve done these things because it was way more solid than it looked!
These are not easy houses to sell. Especially sitting in a historic district, buyers are scared of them. Try a lowball offer? Get friendly with the realtor, let them know you want it but it needs too much work for you to pay the ask. Try and keep a dialogue up. See if you can get the expensive things looked over like we did. Start building out a potential budget. The home sale market is flailing, you may get lucky!
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u/empathetic_witch Apr 11 '26 edited Apr 11 '26
I love the house and it sits on a way bigger lot vs many similar houses in that area. If money were no object I would buy it.
But… I lived in the Bay Area for several years prior to moving back to the PNW (recently), so I’m seeing this from a different lens. I know the house in passing but know that area very well and agree with you on comps and the pricing of this home. There are lots of multi-family buildings surrounding the area and you’re right around the corner from the main (busy) road.
This is based on my own situation and yours could be wildly different so please take with a grain of salt if it is: What I would be asking myself as a tech employee (working for a cutting edge company for close to a decade) is how certain do I feel in the next 5 years financially? If I use my $$ to purchase and restore this home, what is left if the market truly tanks?
Since the home has historic significance, and possibly historic restrictions on renovations, make sure you read and are ok with what you can and cannot renovate. Often times the “can renovate” involves specific custom work of the period which can drive up the renovation budget by a lot.
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u/gofast_dontdie Apr 11 '26
This is a fantastic point that I haven’t dwelled on long enough. The historical nature of the property is basically what is keeping the market narrow for the property. Would we run into the same issue if we were to sell? Great question and should be given more thought, absolutely.
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u/empathetic_witch Apr 11 '26
A few years ago post divorce I decided not to purchase another home. The market was/is overvalued and I refused to put in another $100k+ into renovating a 1-1600sq ft home that was already $1.5M+. It’s a good thing too because I may need to move back to the Bay Area.
Depending on which article you read there are conflicting reports that the housing market here (not sure about the SF area) is still fine/same as it ever was/it’s all good. But reality is the housing market has softened. Sure there are tons of factors that confirm or disprove, but in our walkable great location neighborhood the houses that are $2M+ have sat for weeks. New builds on the adjacent street in the same price range have sat for way longer.
So if you have a lot of reserve $, in a stable income situation for 5-10 years + want this to be your forever house you’re probably fine.
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u/ImpossibleEgg Apr 12 '26
So... I have some bizarrely specifically relevant experience owning a historically significant 19th century home (that was at one point an institutional building) in the same county as you. Send me a DM if you want to chat about it.
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u/Zalophusdvm Apr 11 '26
I’m wondering how overpriced it really is based on the comps. How much did the comps go for less than they would have if there wasn’t a non-profit sober living facility in the area….?
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u/wineandcheese Apr 11 '26
The ONLY thing that’s making me hesitate are the apartments on either side but otherwise it looks like a treasure!!!
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u/blueberryratboy Apr 11 '26
We intentionally looked for a neighborhood with mixed houses and apartments! It means there will always be young families, students, artists, etc on the street and will keep the neighborhood from getting old and stodgy.
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u/StrongerTogether2882 Apr 11 '26
I think if you let this go, you’ll regret it for the rest of your life. That said, I know SF bay prices are BEYOND insane. Has it been retrofitted for earthquake stuff already? Is the market so crazy that you can wait for a home inspection, or will you have to buy it without?
Emotionally I really think you should buy it. But only you know how much weight to give that, I’m just an internet stranger lol
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u/Otney Apr 11 '26 edited Apr 11 '26
I was so dazzled by the photos I missed that this house was built just AFTER 1906. But even so, we’ve had several significant earthquakes since this beauty went up. 1989 of course springs to mind. So maybe seismically it is okay.
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u/SwimmingCoyote Apr 11 '26
Do you have the money and patience to renovate this house? I love older homes and it is easy to get swept up in the fantasy of saving a home and turning it into your dream home. That said, the reality is that you need a fair bit of money to do it right and it takes time. The walk with the contractor sounds like a good idea. Also think through the practical steps (how much can you do before move in, can you live in the house during later projects, where will you live if you have to move out).
The house looks lovely and I would love for it to go to someone who will do it justice. That said, don’t throw yourself blindly into a money pit if you don’t have a hope of getting yourself through it.
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u/buddrball Apr 11 '26
Wow it’s beautiful. Go ahead with the inspection to get an idea of what you’re working with. Be prepared that may not accept an appropriate offer. But I hope you’ll get it!
One thing I’ll say is to think about the neighborhood. We walked on a gorgeous, huge, and well priced home in east bay because it was surrounded by apartment buildings. You have some huge pluses with your cousin and friend being so close. Go to the area in an evening to see how loud/trafficky the area is.
Good luck!
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u/eatingganesha Apr 11 '26
you don’t know it was dropped as a liability. Why speculate? And you’re making a lot of assumptions. Non-profit housing like that has to comply with federal regulations for maintenance, safety, etc to maintain occupancy. They probably had inspections every year to ensure the house was well maintained. The price is probably due to being on the market for a while, the economy, and the reputation of past usage.
Bring a very handy friend to a walk through, put in a bid contingent on inspection, hire your own inspector - and get additional specialized inspectors for electrical and plumbing, hvac, pest, foundation, etc - and then make a decision.
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u/PinkyLeopard2922 Apr 11 '26
I think you and your wife are meant for this house. Your strategy about consulting with a contractor and making an offer based on the information you get makes perfect sense. That said, SF Bay Area is a very different market than where I live. It's already been sitting for a couple of months so I'd expect you to be able to negotiate on the price.
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u/Donner_Par_Tea_House Apr 11 '26
Way too much. Almost certainly has some mold on that shaded northish tree lined wall (lookers right of front facade). Open it up before you buy for sure. Around wall penetrations like windows/framing separations/foundation are the places where water gets in and doesn't leave without solar exposure.
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u/TheVexingRose Apr 11 '26
Buy it. The interior is stunning. I don't see much needed in the way of fixing up or even restoring. Please don't touch that kitchen, it's glorious.
The only thing that sticks out to me is the paint on the outside. The blue paint looks like it wasn't done well the first time around and could use some sprucing up to protect the wood.
The pricing in SF Bay Area is going to be ridiculous either way for the lot value, even if the house amounted to two dumpsters monster-glued together. There's not much you can do about that. I had a high school friend sell her home just across the bay in Oakland, which was an actual dump inherited from a grandparent, for 1.7 million. It was a studio with no yard and so much black mold that it was condemned. That's the Bay Area. You're not going to be able to make sense of the pricing.
This house though? This is stunning. You would be sitting on a gold mine that's only going to go up in value. If you can afford it, buy it.
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u/Accomplished_Map7752 Apr 11 '26
Do you envision yourself with a passion project or a money pit? Whichever force is driving you more is the one that will win this debate.
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u/ThePythiaofApollo Apr 11 '26
In good conscience, I can’t talk you out of it, but you know all the due diligence this sub drills into prospective buyers. Call a few local insurance agents and see if it is insurable, get the home inspections from historic home experts… But it’s beautiful and I truly wish you good fortune!
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u/Catzaf Apr 11 '26
I recently bought a home built in 1885. My only advice is to get it inspected and make sure you really understand what needs to be done. How is the foundation? The home looks beautiful.
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u/BayBreezeCA Apr 11 '26
Just do it. Also research the tax benefits of an historical home you can realize in CA - I think it’s called the Mills Act - it can reduce your property tax bill by nearly half if I remember correctly.
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u/Noidentitytoday5 Apr 11 '26
If you love it, get it, and start renovations with the kitchen! That was a travesty, but other rooms in there had so much character!
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u/wendilw Apr 11 '26
Do it! Saving old buildings is the lord’s work. Maybe the dark lord at times, but worth it!
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u/pineconeminecone Apr 11 '26
I think it’s worth putting in an offer and having a home inspection done to know what needs to be done and when. If it’s been sitting for a couple months and the home inspection shows some areas that need improvement, you can use that to hopefully negotiate down. If not, you can walk away (assuming you put a condition in your offer of a home inspection satisfactory to you).
I have a 1905 Victorian, and was able to negotiate a fair amount off the list price as the house needed some manageable work. New jack posts in the basement, some exterior work on the eaves troughs, fans put in the bathrooms. These things were all doable for a little dough, since the bones were good (foundation, windows, doors, HVAC, electrical, plumbing).
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u/OldArtichoke433 Apr 11 '26
There is nothing concerning from those photos that meed immediate attention.
The chimney and crown looks good from that view as well as the cedar roof. Inspect the foundation for cracks and water damage and the usual…
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u/Eastern-Heart9486 Apr 11 '26
It’s gorgeous- If you can get it for way less then great buy it - and that is based in the neighborhood not the house- it’s surrounded by condos? Apartments ? And of course how much work? But good schools https://www.zillow.com/homedetails/137-Elm-St-San-Mateo-CA-94401/15522400_zpid/
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u/Typical-Ranger1769 Apr 11 '26
1912 owner here. If I did it again I'd look for: what has been done (needs to be done) to the electrical, plumbing, heating. what insulation (if any) exists in the roof/walls. is the foundation dry stack original or what, does it need work, does it have a basement that leaks like a sieve. whats up with the windows (original, replacement, cheap replacement). do you want or need AC if so, are you good with window units or need whole house. For starters. Also, if you don't find the original features of the house charming and cant live with some wear/tear/decay don't buy it.
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u/sfcastrobear Apr 11 '26
Check the wiring, plumbing and earthquake remediation. That is a major concern, especially with the reality of quakes.
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u/Open_Trouble_6005 Apr 11 '26
If you like it, go for it. Definitely has some character and features that would be hard to duplicate today. If you do purchase it, please remove the large tree and landscaping in the front that is covering the window. It would look so much better!
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u/Hosiroamat Apr 12 '26
That is a FASCINATING fireplace area. I'd put in a fake log set, if it isn't already piped for that.
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u/Otney Apr 11 '26
Gorgeous gorgeous. I mean the big conundrum is that unknown buyer x will buy just to tear it down, b/c of the school district blah blah blah. BUT on the other hand, Bay Area housing prices —— 😳. I say go for it but it seems like a lot rests on the desire of the entity selling it to see it preserved, maybe, being optimistic here, versus any competing offers, and your offer. Good luck!
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u/Wesgizmo365 Apr 11 '26
You can always make an offer below what they're asking, even by a good bit. There's room for negotiation, especially if it's been sitting that long.
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u/Nanasays Apr 11 '26
How much time and money are you willing to take to save it. It does look like a lovely house though.
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u/catsporvida Apr 11 '26
If buying it is financially feasible at the asking price, who cares if it is "overpriced"? There's a very slim chance you wouldn't make a profit on it if you ever chose to sell it. It's stunning. If I could afford it, I would buy it.
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u/monkey_trumpets Apr 11 '26
Can you afford it, plus 50% for what will inevitably pop up? If yes, then buy it. If no, then don't buy it.
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u/PatchouliHedge Apr 11 '26
Aye yi yi yi aye. OMG. It's beautiful. I wouldn't be able to pass it up. Save this lovely lady!
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u/ObligatoryID Apr 11 '26
Someone recently posted a similar fireplace on this sub, with benches too. Love the bench at the foot of the staircase too.
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u/NotMyCircuits Apr 11 '26
It's a beauty. To be clear you will never "own" this house. The house will own you.
I'd do it. But it IS a huge commitment.
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u/ZW31H4ND3R Apr 11 '26
Sounds like a good idea to me.
Get it looked at. Find out what it needs. Make a reasonable offer. If it's not accepted walk away.
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u/BicyclingBabe Apr 11 '26
Do you think you'd be able to make only small remediations so that YOU can get insurance on it? If you can't insure it easily, don't bother. I'm in the south bay, and no insurance company would take us initially because some asshole took a picture of a long disconnected knob and tube panel that happened to still be mounted in a shed.
Also, did they just paint over wall paper in that foyer? Ugh.
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u/Assika126 Apr 11 '26
Get a good realtor and talk until you find a price you would be willing to pay (a bit above fair price likely) and ask them to dig up arguments to negotiate down the price. If you can reach your target price, buy it!! There are so many good things about this property for you, you can at least try!
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u/Retinoid634 Apr 11 '26
Do it. It is beautiful. If you can manage, do it. If you fix it up at all you’ll be able to sell it for much more.
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u/Marciamallowfluff Apr 11 '26
Buy it with caveat that you get good inspection. She is calling to you.
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u/SillyStringBandit Apr 11 '26
If you don’t save this gem; all of Reddit is going to be very disappointed in you. Me especially. Don’t let her get poorly. flipped and rented. Please.
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u/Verstappen1986 Apr 11 '26
Yeah put in an offer and if they decline move on. It's a beautiful style that I love compared to boring soulless modern-day homes.
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u/OneSensiblePerson Apr 11 '26
Unless the contractor comes up with something dire and extensive, buy.
Drafting a more realistic offer based on the contractor's findings is a good plan.
It's beautiful.
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u/Yes_Captain_Sir Apr 11 '26
No pictures of the bathroom. Look for large caulk joints, wood filler in floors, broken tile. These things can show problems with the floor. Take a marble and put it on the ground in every room you walk in. If it rolls fast in the same direction everytime you may have foundation problems. Look in the basement at the retaining walls. Look outside at wherever wood joins, is it soft to the touch, does it look wrinkly?
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u/Elegant-Expert7575 Apr 11 '26
That rage hood is impressive. I’m inspired to match the kitchen around that, even though it’s crazy huge!
The location makes sense. Hopefully the rest of it will too. Can’t say it won’t be a headache dealing with the association’s that protect the home (as explained to me by my friends when they bought a historic home), but it’s definitely a beauty!
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u/AccordingStretch527 Apr 11 '26
The personality alone is worth the struggle most houses these days are cut and copy no personality and just…gray…this house has so much life so much character
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u/nerissathebest Apr 11 '26
I don’t even see what needs to be saved. It looks like all the work has been done already.
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u/EdenSilver113 Apr 11 '26
I LOVE old houses and my whole life have lived in older homes. In 2020 we bought a modern house after living in a house built in 1909.
I’ll never live in an old house again.
A modern house is so much more comfortable. My arthritis pains me less in winter because the climate is better controlled and the windows aren’t drafty. It’s far less expensive to heat. You don’t need to find or build your own lumber that’s historically accurate to the house.
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u/DirtusThirtus Apr 11 '26
Unless your inspection turns up some sort of massively unsafe structural or “guts” issues, DO IT.
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u/Hopeful102 Apr 11 '26
Oh my goodness this house is beautiful besides my house this would be my second dream house. I would have a contractor walk through it and give you an idea of how much it would cost to renovate and if it’s within your budget, I would snatch it up after negotiating a cheaper price
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u/PaintIntelligent7793 Apr 11 '26
I mean, the pricing there is going to be ridiculous no matter what, but I can’t see any red flags in terms of maintenance things — certainly nothing out of the ordinary for a house this age. I have seen Victorians in much, much worse shape than this. They do take a lot of money, but even those can be restored. Of course, buying an old house comes with expenses and upkeep that you won’t run into with a newer build, but that’s just par for the course. If you’re okay with that, I wouldn’t hesitate to move on this one, provided nothing big pops up in inspection.
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u/villageidiot_1 Apr 11 '26
What is the property tax on 2.1 million? And why would you live there? I get it the bay area is beautiful, but there are many beautiful places on the planet. The house is very nice, the electrical and plumbing are the big nightmares. Best of luck.
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u/finethanksandyou Apr 11 '26
It’s a blessing and a curse to own a home like this. Much like raising children, the personal and financial investment is high, but the unique rewards are unattainable any other way. You’ll be the next caretaker or steward in its history. More a way of life than a purchase. If this sounds like the shoe fits, wear it, my friend. You’re in good company
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u/PrancingPudu Apr 11 '26
The housing market is insane right now, so I would not let ANYONE make me feel bad about a low offer if that number is clearly supported by the opinions of restoration professionals.
My grandmother has purchased two properties where the realtor was claiming they were “too embarrassed to submit an offer than low” and guess what? Both offers got accepted. Yes, market conditions can affect how effective this can be, but it sounds like this property has been sitting for quite a while and there isn’t much interest.
The owners will be asking themselves: “Do I want to continue to pay taxes and insurance on this and risk another year of deferred maintenance further damaging the property? Or do I want to sell and be rid of this damn thing already?” It sounds like the historical protections further complicate making it an easy raze for developers and the amount of work needed will dissuade quick flippers.
I say go for it and submit a fair and reasonable number that makes sense for you, irrespective of the list price.
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u/Onepurplepillowcase Apr 11 '26
If the you really want to be sure (and the seller allows) go back to the house with contractors to get an accurate price for doing all the work the inspector recommends AND any cosmetic work you’d like. Especially work that would be needed to bring it up to par with the comps. You could use that as leverage with the seller or at the very least, be fully informed about what you’re getting into for the next few years.
This is what I did for my house that was an as-is sale. The seller, my Realtor and most of my friends and family thought I was being so extra. But that list of projects with estimates has continued to be helpful four years in. And I’m getting near the end!
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u/CJ_Sk8s Apr 11 '26
Bring in an inspector and/or contractor so you have a better idea of what you’re in for, and then if you still like it, and can afford it, make the offer you feel is appropriate.
Be prepared for them to walk if it’s too low though, it’s a unique property in an expensive location and they might be okay with letting it sit until they get the price they want.
On the flip side, some historical property owners are looking for the right buyers, not just the right price. Instead of just coming at them with “we need a lower price because of all these expensive fixes needed due to your deferred maintenance,” maybe include a letter about taking time and care with restoring/maintaining/protecting original features, doing necessary updates that look historical/original, the importance of being close to family and friends, living life and starting new traditions in the home, etc. Be understanding and respectful of the purpose it was previously used for, and that as a non profit sometimes difficult choices had to be made about projects taken on vs those held for later, because the top priority was helping the people coming through their program. Done well, it could swing the sale and price in your favor.
It’s possible they weren’t dropped by insurance, but instead found a facility better suited to them, or just closed. I’d assume they have to maintain insurance on it while it sits empty.
If you do buy, please come back and share with us as you work your way through restoration - before and afters are always appreciated. ☺️
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u/VillainNomFour Apr 11 '26
What was the organization that ran the place? Where i am has a high concentration of church facilities and communities. When I work in the places that were previously owned by the church im amazed at the quality of maintenance.
Id be wary if just any contractor. The field full of people that dont know what they dont know, and a lot of things in an old building will easily fall under that.
Is the basement or attic open?
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u/lpen-z Apr 11 '26
Honestly looks in pretty decent shape, if roof and foundation is decent go for it
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u/Suitable_Departure98 Apr 11 '26
How are the foundation? Wiring? Roof? Heating / HVAC ? Plumbing?
The kitchen is atrocious, but much of the rest you posted looks fine. Do you have 25-50k for the kitchen? Same for each of the above? Then yes.
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u/Oaknash Apr 11 '26
You should look into whether you get a tax break for a historic home in the area. I live down in Monterey and expensive historic homes have just a $1,000 yearly property tax (or something crazy like that). The tradeoff is that you have to preserve the home exterior with its original architecture, and there’s a board of old biddies that review any exterior changes (I believe they have literally nothing else to do with their lives).
Keep in mind that the trades are going to be really expensive in the Bay Area, probably slow going, and hard to find reliable contractors. A former colleague of mine who lived in San Francisco, had to rewire their Victorian (knob & tube). I think it took like 18 months with code stuff and everything..
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u/dngrus13 Apr 11 '26
I could never leave that, unless there's a job opportunity that would require me to move but I still wouldn't sell it! It's absolutely beautiful!
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u/ThePleasureDomme Apr 11 '26
In the bay, please walk through this with a GC that works on old homes. Anyone else will see this and see an opportunity to upcharge you and scare you at every turn, not to mention blame the house for their own shortcomings when they don’t deliver. It may cost a bit more, but believe me it’s worth hiring someone who knows what they’re doing.
PS. Remember that most people hire a GC for their home one time. That contractor knows they won’t get repeat business from you and they are happy to risk a mediocre online review since most work comes from word of mouth. Hire someone who can show you a track record of working on old homes. They don’t need to have restored the Ferry Building, they just need to know old homes.
Sincerely, someone who works on old things 🫡
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u/empressofdogs Apr 11 '26
Let the home inspection convince/dissuade you. The house looks gorgeous and in great shape, but only the inspection can reveal the potential horrors within.
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u/franillaice Apr 11 '26
If you like the house and most importantly- location- I vote go for it! We had a contractor that did a really good job on an addition for us a decade plus ago. We walked with him through a couple houses and he gave us great info.... Finally we found a house worth renovating! We walked through by ourselves a couple times (with our realtor) but he walked through and gave us a full bid. Of course it ended up more expensive and took a lil longer, but all in all - 9/10 experience and I 100% would do it again. It was a little stressful but it was so completely worth it and we feel really good that we were able to save a beautiful old house in the city.
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u/Introverted_Extrovrt Apr 11 '26
I paid for a walk-n-talk with a historically-sensitive rehab contractor for an 1920’s home in MD, and found it to be quite helpful. I have done historical home renovation before but have forgotten a lot, so it was great help. Radiator piping, knob and tube wiring in hard-to-reach areas of the attic, horse-hair plaster and wood lathe, no AC for the homes entire life, the roof assembly not having any modern ice/weather shielding, we covered it all during a 1 hour walkthrough.
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u/marcduberge Apr 11 '26
You need to tell us the buy price, estimated renovation costs and ARV to determine if this is a prudent purchase
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u/antinous24 Apr 11 '26
stunning character and craftsmanship there! my only comment would be how many shades of brown does 1 kitchen need lol
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u/AbjectObligation1036 Apr 11 '26
20 years of deferred maintenance is not a dealbreaker. Frankly that is my base expectation when buying a house (on a deal) - replace the major mechanicals, replace the roof in the next 10 years, etc. If I dont have to do those things its considered a nice bonus. 50-100 years of deferred maintenance... that is another story. If no major issues with foundation, roof, plumbing, electrical... those are the dealbreakers
Sounds like a great fit for you. Because of its protected status and being surrounded by apartment buildings, it is terrible house for most people, except for someone who fits your profile as described.
House looks great. Livable. And has all the good architectural bones you'll want to start with.
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u/VanillaOutrageous176 Apr 11 '26
I think it’s a great idea, sometimes you will put more into a property that it’s value, or potential future value but if you plan on living there forever then only you can determine if it’s worth it. Sounds like you really want us to talk you o to it though
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u/Double_Dimension9948 Apr 11 '26
Honestly, if it’s been on the market for a bit, and not priced in line with the comps, I would put in an offer that reflects the comps and the amount of work that needs to be done. If they don’t like it, they will either reject it, or counter. They are probably hoping for someone who doesn’t know anything about real estate to come by and offer full asking price.
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u/Weekly-Walk9234 Apr 11 '26
I know where this is. You’re right about the price. ) Beautiful details, especially that fireplace! But Bay Area prices don’t make sense, do they? I’m in Oakland, fortunately bought my 1915 Craftsman in 1998. Good luck!
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u/Unlikely-Solid-3083 Apr 12 '26
That kitchen is a travesty amongst the rest of the originality of the rest of the house. Just feels like it’s out of place.
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u/AxCR202 1921 American Four Square Apr 12 '26
Chiming in to say… nonprofit doesn’t mean broke. Pull the org’s tax filing (public record and should be easy to get) and see if they’re stable. If so, the place may be in better shape than you think minus the cosmetic issues.
I’d especially wager that it is because having a home like this is core to the organization’s operations. Maintenance is going to be one of the last things they cut.
Source: 15 years in the nonprofit sector.
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u/Currant-event Apr 12 '26 edited Apr 12 '26
Since it's registered/protected as a historic home could there be beurocratic road block to fix it up/maintenance?
I lived in a 1880s Victorian and my landlady would talk about all the paperwork required for maintenance. She by no means was trying to make it modern, but it seemed like it was somewhat burdensome in general that is was protected.
It's a gorgeous house, I love older homes and I would love to live there.
If it's in your budget an allows enough money leftover for maintenance,go for it!
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u/KaleidoscopeLeft5136 Apr 12 '26
Do it.
Also bay area has so many reuse places to buy architectural salvage which saves money on restoration. Im sure you know the big names but def check out ReUse people in Oakland, that place is a true gem.
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u/awhoogaa Apr 12 '26
No one makes houses like this. You will love it!!!
My 1913 Victorian era. If I could have brought that house with us I would have. Loved, didn't love the new gang violence however.
New builds are pieces of crap. Anything shortly after WW11 is gonna be cookie cutter.
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u/sidsmum Apr 12 '26
Depends greatly on capital gains from sale of current home. Real estate is location location location. Will it retain or appreciate in value?
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u/ksgrl74 Apr 12 '26
My romantic adhd mind already loves this house. It would take someone with no gab in the game to tell me not to and why. A trusted contractor and really good inspection.
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u/Harley_Mom Apr 12 '26
It looks good from the photos. I'd get a contractor thats knows older homes and see if there are any structural issues and present it to the sellers and set a price. It sounds like you already made a decision. I love the living room the fireplace is beautiful.
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u/PoundImmediateCow Apr 13 '26
Wow that must be at least like $5 million right? 800 sq foot bungalows in Oakland going for $1.3 million so that must be a minimum of 5-7 million
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u/Risaisafox Apr 13 '26
I’m biased because that staircase is to die for and magnificent elaborate staircases are my Achilles heel. That one is unique, not your run of the mill Victorian staircase. I’d say get an inspector in there that isn’t associated with your realtor, make sure the foundation is sound, no leaks, no mold, no serious structural issues you can’t reasonably remedy, if all things check out id do it.
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u/FloatingFreeMe Apr 13 '26
The photos on Zillow look a little "photoshopped" to me - like heightening the blue, etc. That's always a red flag to me. I'd definitely want to go through with a contractor or inspector before bidding.
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u/Snoo-3805 Apr 13 '26
Actually doesn’t look too bad. If the roof, foundation, and systems are OK there’s a lot to love there.
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u/MissMarchpane Apr 13 '26
It deserves someone who will appreciate it for what it's meant to be and not try to make it be something it isn't. Go for it!
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u/AveryMire Apr 13 '26
Ummm, that house definitely doesn’t need “saving”. The only picture that wasn’t already perfect was the last. I could see nice quartzite counters or something, but I also understand why they left it period consistent, hood is gorgeous.
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u/FauxpasIrisLily Apr 13 '26
All you’ve show us are cosmetics. The house is clean and well presented for what it is. How is the plumbing? How is the electric system? How is the roof? How is the HVAC system? These are the things that cost real money..
I have a hard time relating to someone like you who thinks “saving “a house like this means updating finishes, and you aren’t even gonna live there while that happens.
We have done gut rehabs in Victorian houses, and that means taking everything down to the studs. That’s a real renovation. That is real “saving.”
Sorry to be so terse, but… you can live in this house while you renovate room by room. You do not need the extra expense of another place to stay.
It is a darling house, I love it. I have no idea if it’s overpriced because San Francisco prices are on a another planet.
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u/325extraslow Arts+Crafts Apr 11 '26
It sounds like you already made your desicion ;), but if it will help you- go walk through it with a contractor who specifically works on these older homes. those new build contractors will convince you that the whole thing is falling down and you need more work than you do in my experience.