Exceptional three-unit building across from Grace Cathedral, with two vacant units and one tenant-occupied unit, plus a garage and rear patio. 1262 (Studio | 1 bath) Charming studio featuring stylish green cabinetry, brick floors, stainless range, and vintage-style refrigerator and dishwasher. Includes a bar area, corner seating, closet, Murphy bed, full shower bath, and a small private outdoor area. 1262 (1 bed | 1 bath) Generous, stately full-floor flat with beautiful light, wood floors, and gracious proportions. The front living room flows to a formal dining room (with an impressive breakfront china cabinet). Excellent storage with a large coat closet with drawers plus an additional storage closet. A convenient split bath, one of which has a large tiled shower, bench, and glass partition. The bedroom offers extensive floor-to-near-ceiling storage. Well-appointed kitchen with stainless refrigerator and dishwasher, plus a classic Aga range. 1264 (3 beds + office/pentroom | 2 baths) Impressive two-story residence that lives like a single-family home. The main level features a full-width living room with fireplace and bay windows, plus a bedroom with walk-in closet adjacent to the living room. Also on this level: a primary suite with walk-in closet, en-suite bath with stone tile and shower-over-tub, in-unit laundry, and a half bath. Up the central staircase: another bedroom with multiple large storage closets, a full bathroom with glass-enclosed shower, and a pentroom opening to a balcony and patio with views over Telegraph Hill and the Bay. This level also includes the kitchen with dining area, modern appliances, ample storage, and a wonderful water and East view. Building features: Garage parking for two cars in tandem (one space allocated to the tenant; tenant does not currently park in SF), shared/utility laundry, storage cabinetry, separate mechanical room with furnaces and water heaters for the two main units, tradesman's entrance, and rear patio.