12 28th Street, San Francisco, CA 94110, San Francisco, 94110 - 3 bed, 2 bath
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San Francisco, CA 94110
This Classic Noe Valley Victorian offers a strategic entry into a premier neighborhood, listed at $1,595,000—positioned well below the $1,609,437 Fair Market Value by 1%. This valuation provides $14,437 in Instant Equity. Maintaining a Condition Rating of 4, the property features a versatile dual-unit layout with a vacant lower level and an expansive deck overlooking a lush deep yard. Its proximity to 24th Street shops ensures a vibrant lifestyle and long-term desirability. This is an ideal opportunity for Owner-Occupants seeking rental income or Buy-and-Hold Investors.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 12 28th Street Subject | $1,700,000 | 3 | 2 | 2,169 | $742 | - |
A 937 S South Van Ness Avenue Sold | $1,530,000 | 4 | 5 | 2,281 | $671 | 0.7 mi |
B 2849 Bryant St Sold | $1,875,000 | 3 | 3 | 2,014 | $931 | 0.8 mi |
C 81 Nebraska Street Sold | $1,560,000 | 4 | 2 | 1,785 | $874 | 0.8 mi |
D 719 Banks Street Sold | $1,355,000 | 3 | 2 | 1,640 | $826 | 1.0 mi |
E 4190 Folsom Street Sold | $1,200,000 | 3 | 2 | 1,475 | $814 | 0.9 mi |
F 607 Anderson Street Sold | $1,320,000 | 3 | 2 | 1,318 | $1,002 | 0.8 mi |
G 773 Gates Street Pending | $1,295,000 List Price | 5 | 3 | 2,179 | $594 | 1.0 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
This 1907 Victorian is well-maintained and features desirable period details, hardwood floors, and an updated bathroom in the upper unit. However, the property's age and the description's focus on 'potential' and 'timeless charm' rather than a full-scale modern renovation suggest that major systems and the kitchen may be functional but dated. It meets the 'fair' criteria as an aged home maintained through regular upkeep but likely requiring minor updates to meet contemporary standards.
Ideally situated in the heart of Noe Valley, the property offers exceptional walkability to 24th Street's vibrant shops, cafes, and convenient transit links.
The separate one-bedroom lower unit, delivered vacant, provides incredible flexibility for rental income, multi-generational living, or a private home office.
This 1907 Victorian features timeless period detailing and tall ceilings, paired with a rare deep yard and an expansive deck perfect for outdoor entertaining.
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 3, other record bedroom count = 5.
The property has a small lot size, more than 70 percent of which is taken by its living area. lot size in square feet = 2850, living area = 2169.
The main upper residence is currently tenant-occupied, which may present challenges for buyers seeking immediate full possession or traditional owner-user financing.
Beautifully sunny Victorian home with timeless charm and a flexible layout, ideally situated in the heart of Noe Valley. The main 2BR, two -level upper residence features a spacious living room with hardwood floors, tall ceilings, and elegant period detailing. A formal dining room opens to a bright and spacious kitchen that leads directly to an expansive deck perfect for dining al fresco on warm San Francisco evenings. Upstairs are two light-filled bedrooms and a generous-sized updated bath. A lush, deep yard provides a private retreat with mature plantings and room to relax or entertain. Below, a one-bedroom unit adds incredible versatility with hardwood floors, excellent storage, and lovely outlooks to the garden . The upper unit is currently tenant occupied. The lower unit will be delivered vacant. With inviting spaces indoors and out, classic architecture, and proximity to 24th Street shops, cafes, and transit, 12 28th Street captures the best of Noe Valley living: bright, beautiful, and full of potential.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 2,169 | 1,463.5 | 79% |
| Lot Size | 2,850 | 2,128.11 | 85% |
| Price | $1.70M | $1.61M | 52% |
| Price per sq ft | $784 | $1.1K | 23% |
| Built year | 1907 | 1909 | 45% |
| HOA | $0 | $0 | 50% |
| Days on market | 163 | 201 | 33% |
Nov 10, 2025
$1,595,000
Initial Listing
Aug 19, 2011
$855,000
Public Record
Apr 9, 1996
$270,000
Public Record
Apr 9, 1996
$292,500
Public Record