Seller rep
10‑Day Remodel → 31% Over Asking → 4× Return on $42K Spend
$1,500,000Final Sale Price · 2020
San Francisco · Brokerage & Advisory
Every decision has a number.
Sell now, hold, renovate first, or transfer to family. I model your actual position before you spend a dollar. The analysis is mine. The call is yours.
$44.4Mclosed volume, documented below
22case studies, one per closed deal
$19.6Mof it as listing agent, 12 deals
6generations in San Francisco
The market
§ 00 · As of Aug 4, 2026San Francisco, as of this week.
The numbers I work from, recomputed weekly from closed sales across the city. Not a headline. The actual market under every decision.
$1,487,000Median sale price
$1,068Median $/sqft
14 daysMedian days on market
62%Sold over asking
| District | Median | $/sqft | Days | Over ask |
|---|---|---|---|---|
| The Richmond | $2,037,500 | $1,136 | 12 days | 79% |
| The Sunset | $1,800,000 | $1,096 | 12 days | 87% |
| Ingleside & Lake Merced | $1,325,000 | $902 | 13 days | 78% |
| Twin Peaks West | $2,150,000 | $1,066 | 12 days | 79% |
| Central | $1,800,000 | $1,234 | 13 days | 74% |
| Central North | $1,305,000 | $1,091 | 18 days | 59% |
| North | $2,200,000 | $1,361 | 13 days | 58% |
| Northeast | $1,050,000 | $1,013 | 30 days | 37% |
| Central East | $1,200,000 | $1,026 | 22 days | 44% |
| Southeast | $1,080,000 | $766 | 15 days | 74% |
San Francisco MLS closed sales, trailing 12 months. 4,826 closed sales in the window. Aggregate figures, updated Aug 4, 2026.
The method
§ 01 · One decision, run properlySell now, or renovate first?
One real decision, the way I run it. Every engagement starts here: your paths, priced side by side, before you commit to anything.
| 01 · Diagnose | ||
|---|---|---|
| 01 · Diagnose | Sell as-is, net of costs & tax | $1,410,000 |
| Hold + rent both units, net | $2,150 / mo | |
| Transfer to family, Prop 19 tax delta | +$8,900 / yr | |
| 02 · Engineer | ||
| 02 · Engineer | Renovation scope, builder-priced | −$180,000 |
| Estimated uplift at sale | +$390,000 | |
| 03 · Calibrate | ||
| 03 · Calibrate | Renovate, then list in spring | +$210,000 vs as-is |
Illustrative figures for a 2-unit building in the Richmond. Your model runs on your actual numbers, in the first thirty minutes.
01 · DiagnoseYour position, modeled: condition, comps, rent math, Prop 19 and capital-gains exposure. Not a listing pitch.
02 · EngineerThe prep plan, scoped like a builder: what to do, what to skip, what it returns. On a client listing it runs on my vendor bench, managed directly, in weeks.
03 · CalibratePricing, positioning, and timing from the data. The market gets a clean, competitive look on your schedule, not its noise.
From the track record
§ 02 · The evidenceFive deals, five different problems.
All 22 case studies
Seller repTIC / CondoRepeat client
The Vacancy Advantage: Dual-Track Sale for a Duplex + Penthouse ADU
$4,325,000Final Sale Price · 2019
Seller repOff-market1031 exchange
Off-Market 18-Unit Oakland Sale: A Private Exit from Operational Gridlock
$2,537,500Final Sale Price · 2021
Buyer repIncome propertyValue-add
Dual-Exempt Richmond Duplex Transformation
$2,405,000Purchase Price · 2022
Buyer repOff-marketIncome property
Off-Market, Top Performer: Novato 14-Unit Delivers Highest Returns in Client Portfolio
$4,925,000Off-Market Acquisition Price · 2022
Owner-builder
§ 03 · The proof of judgment
The work is not theoretical.
In 2022 I bought a duplex on 21st Ave in the Richmond and spent two years renovating it myself. No general contractor. I pulled the permits, managed the subs, and lived on-site through the whole thing.
That experience is in every prep plan I write: a builder’s sense of what is worth doing before market, what it costs, and what it returns.
~40%value increase
120%of ownership costs covered by rent
0general contractors
The advisor
§ 04 · The advisor
Questions
Asked and answered.
What does a first call look like?
Thirty minutes, free, phone or video. You describe the property and the decision in front of you. I tell you what I would model and what I would want to see. If it makes sense to go deeper, we set that up. No pressure either way.
How are you different from a typical listing agent?
Most agents open with a listing presentation. I open with a financial model built on your actual numbers: condition, comps, rent-versus-sell math, tax exposure. The listing is the outcome of that analysis, not the starting point.
I inherited a property. Where do I start?
With the numbers. Rent it, sell it, move in, or transfer it: each path carries a different tax and cash-flow profile, and Prop 19 changed the math on most of them. I run the paths side by side on your actual figures so you can compare them.
What if the market pushes back on the price?
We set the checkpoints before we list. If showings and offers say the price is wrong, you hear it from me with the data: traffic, feedback, and what comparable homes actually closed at, plus a specific recommendation. A price move is a strategy decision made at a scheduled checkpoint. Not a panic response.
The building has tenants. Is that a problem?
No. Tenant-occupied sales are normal work here. Disclosure, timing, and buyer selection change, and the strategy adjusts to protect both the sale and the tenancy. I have sold occupied properties from single homes to an 18-unit building.
Do you work with buyers?
Yes, selectively. Homes in San Francisco, and income property across the Bay Area. The same underwriting discipline applies on the buy side: realistic rents, normalized expenses, no inflated pro formas.
Where do you work?
San Francisco first, the west side especially. Marin and the East Bay for income property. If a situation sits outside my ground, I will say so and point you to someone good.
The first call is a working session.
Thirty minutes, free. You describe the property and the decision in front of you. I tell you what I would model and what I would want to see. No pressure either way.