775 Congo St., San Francisco

Site Conditions

• Closed-in kitchen, intrusive street noise
• Worn and outdated, the home needed work to be competitive
• Other agents suggested selling as-is

Results of Our Work

• 3 offers, 16 days on market 
• Listed at $1.499M, sold for $1.6M, $101,000 over asking
• ROI 250%, ($72,095 investment produced an additional $180,000 in seller profit), staging $10,050

Upgraded Property for Half of Budget Other Agents Advised

To sell this four-floor Glen Park home, we targeted families with children, work-from-home couples and dog lovers who’d enjoy the great dog-walking neighborhood.

We were concerned about the closed-in kitchen that desperately needed upgrading and intrusive street noise. But the plusses included:

• easy access to Highway 280
• 2-car, side-by-side garage with automatic door and interior access to the home
• walking distance to Glen Park BART station, restaurants and retail
• Glen Park rec center and Glen Canyon Park across the street

Other agents told the seller to market the property as-is or be ready to spend $150,000 to prep it properly. Surveying comparable properties, Craig expected minor cleaning and painting to produce a sales price of $1.3M. But factor in kitchen and bathroom upgrades, and $1.4M was attainable.

The seller agreed to our recommended resurfacing with a budget cap of $80,000 (final bill was about $73,000). Craig’s team completed the work in 13 business days.

The seller, a well-respected CPA, found Proof through a mutual friend. Of course she was budget sensitive, but ROI guided her decisions. She was very helpful, monitoring projects closely and supporting the team, yet allowing them to operate with little questioning.  

Kitchen/Dining (before)  We couldn’t connect the kitchen to the other rooms. So we focused on updating surfaces, emphasizing the eat-in kitchen feature and making the balcony feel more accessible.  

Kitchen/Dining (after) Spanish tile with its wide, dirty grout lines became contemporary, cool-colored wide-plank flooring. Fresh paint, a modern light fixture and a view of nature enticed buyers.  

Kitchen (before) No budget to replace the granite counter tops. Hanging cabinetry closed off the room. The lack of cabinet pulls looked dated.    

Kitchen (after) Removed intrusive hanging cabinetry. Our designer chose two-toned paint to complement existing countertops. Matched hardware on new stainless fridge to cabinetry. Lighting visually separated eat-in area from kitchen.

Fireplace/Living Room (before)  Between the worn, dirty carpet, dated fireplace surround, lack of lighting and limited windows, buyers would have trouble being inspired by this room. 

Fireplace/Living Room (after) Our staging appeals to targeted buyers’ lifestyles — views highlighted with murals paralleling the window height, wide-plank flooring and neutral fireplace tile to create a bright, modern space.  

Main Bathroom (before) The low elevation of the base cabinet made it obsolete. Window placement seemed at odds with the existing mirror and its lack of height.  

Main Bathroom (after) A new base cabinet with attractive pulls, rectangular undermount sinks and single-stem brushed nickel faucets. We installed an expansive mirror with surface-mounted lights for a much cleaner appearance.

Hall Bathroom (before) Peeling wallpaper and low-height shower doors cheapened the room. Poor lighting created eerie shadows. A small, molded counter and oval mirror were less than beautiful.  

Hall Bathroom (after) This makeover cost less than $3,500, required no permits and just three workdays. New base cabinet, quartz top and single-stem faucet brought elegance.

Semi-Enclosed View Porch (before) This space felt alienating, tired and unattractive. We had several conversations about whether to spend on this space. Craig was adamant it could be transformed into an in-home retreat. 

Semi-Enclosed View Porch (after) Semi-translucent stain to retain the charm and warmth of natural wood coordinated with barefoot-ready painted floor. Working with our designer and stager is always pleasant and productive. 

Master Bedroom (before) Sometimes, the seller simply doesn’t believe much can be done to make a dated space convey the value and vision of what their home could be.

Master Bedroom (after) The final product made this home a contender for qualified buyers. The vaulted ceiling, new floors and clean modern feel was convincing and enticing.