1-15 Russia Avenue, San Francisco, CA 94112, San Francisco, 94112 - 8 bed, bath
1-15 Russia Avenue
San Francisco, CA 94112
Property Price
SUMMARY
Analysis of 1-15 Russia Avenue, San Francisco, CA 94112 is currently available with a list price of $3,275,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the San Francisco Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
The property, built in 1900, benefits from significant recent capital improvements including a new roof (2023-2024) and a completed soft-story retrofit, which are excellent for the building's structural integrity and major systems. However, the residential units feature a 'mix of original and updated finishes.' While some units, like the kitchen shown in Image 4, appear recently renovated with modern white shaker cabinets, light countertops, and LVP flooring, the description explicitly states 'inconsistent unit modernization' and 'value-add investment potential.' This indicates that not all units are updated to the same standard, and some likely retain older, outdated finishes. The light fixtures seen are basic flush mounts. Overall, the building is well-maintained and functional, but the inconsistency in unit conditions means it requires minor updates or repairs in some areas to achieve a uniform modern standard, aligning with a 'Fair' condition.
PROSSTRENGTHS & OPPORTUNITIES
- Diversified Income Stream
The property is a 14-unit mixed-use building comprising 8 one-bedroom units, 4 studios, and 2 commercial spaces, offering a diversified income stream and resilience against market fluctuations.
- Significant Capital Improvements
Recent major capital upgrades, including a new roof (2023-2024) and completed soft-story retrofit, reduce immediate capital expenditure for a new owner and enhance the building's long-term stability.
- Desirable Neighborhood Demand
Located in San Francisco's Excelsior District, known for its authentic charm, cultural diversity, and long-term rental demand, ensuring a strong tenant pool for both residential and commercial units.
CONSRISKS & DEFICIENCIES
- Building Age
Constructed in 1900, the building's age, despite recent upgrades, may still present ongoing maintenance challenges or require more frequent upkeep compared to newer constructions.
- Inconsistent Unit Modernization
The description notes a 'mix of original and updated finishes' in residential units, indicating that some units may require significant investment to achieve full modernization and maximize rental potential.
- Limited Lot Size/Amenities
The 4,175-square-foot lot for a 14-unit building suggests limited outdoor space or tenant amenities, which could be a competitive disadvantage in a dense urban environment like San Francisco, especially with no mention of parking.
About 1-15 Russia Avenue
1-15 Russia Avenue is a well-maintained, 14-unit mixed-use building located in San Francisco's dynamic Excelsior District, a neighborhood known for its authentic charm, cultural diversity, and long-term rental demand. Constructed in 1900 and encompassing approximately 11,189 square feet, the property consists of eight (8) one-bedroom units, four (4) studios, and two (2) street-front commercial spaces. The residential units feature a mix of original and updated finishes, including wood flooring, gas stoves, built-in cabinetry, and abundant natural light. Several units have been renovated with refreshed kitchenettes and updated bathrooms. The building benefits from recent capital improvements to major systems, including a new roof and completed soft-story retrofit, making it a well-positioned, low-maintenance asset for long-term hold or value-add investment. The property sits on a 4,175-square-foot lot zoned NC-3 and has undergone key capital upgrades, including a new modified bitumen roof (2023-2024) and completed soft-story retrofit work. Additional infrastructure includes separately metered gas and electricity, updated hot water systems, and a Fire Alarm Sleeping Room-compliant security system.
Property Details
Public Facts
- Property Type
- Mixed Use
- Year Built
- 1900
- Lot Size
- 4,175 Sq. Ft.
Interior
- Total Bedrooms
- 8
- Total Bathrooms
- -
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 8.0 | 6.0 | 50% |
| Baths | - | 1.5 | 50% |
| Square foot | 11,189 | 5,594.5 | 50% |
| Lot Size | 4,175 | 3,337.67 | 50% |
| Price | $3.27M | $2.31M | 50% |
| Price per sq ft | $293 | $146 | 50% |
| Built year | 1900 | 1912 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 215 | 185 | 0% |
Pricing History
Listed for Sale
Aug 4, 2025
$3,275,000
Initial Listing