12 28th Street, San Francisco, CA 94110, San Francisco, 94110 - 3 bed, 2 bath
12 28th Street
San Francisco, CA 94110
Property Price
SUMMARY
Analysis of 12 28th Street, San Francisco, CA 94110 is currently available with a list price of $1,595,000. 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.
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.
PROSSTRENGTHS & OPPORTUNITIES
- Prime Noe Valley Location
Ideally situated in the heart of Noe Valley, the property offers exceptional walkability to 24th Street's vibrant shops, cafes, and convenient transit links.
- Income Potential and Versatility
The separate one-bedroom lower unit, delivered vacant, provides incredible flexibility for rental income, multi-generational living, or a private home office.
- Classic Architecture and Outdoor Space
This 1907 Victorian features timeless period detailing and tall ceilings, paired with a rare deep yard and an expansive deck perfect for outdoor entertaining.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 3, other record bedroom count = 5.
- Low Available Lot Utilization
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.
- Tenant Occupancy Constraints
The main upper residence is currently tenant-occupied, which may present challenges for buyers seeking immediate full possession or traditional owner-user financing.
About 12 28th Street
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.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1907
- Lot Size
- 2,850 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 2 (2 Full, 0 Half)
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 | 3.0 | 3.0 | 50% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 2,169 | 1,377 | 84% |
| Lot Size | 2,850 | 2,019.305 | 88% |
| Price | $1.70M | $1.57M | 58% |
| Price per sq ft | $784 | $989 | 28% |
| Built year | 1907 | 1909 | 45% |
| HOA | $0 | $0 | 50% |
| Days on market | 117 | 191 | 10% |
Pricing History
Listed for Sale
Nov 10, 2025
$1,595,000
Initial Listing
Sold
Aug 19, 2011
$855,000
Public Record
Sold
Apr 9, 1996
$270,000
Public Record
Sold
Apr 9, 1996
$292,500
Public Record