212 Spruce Street, San Francisco, CA 94118, San Francisco, 94118 - 4 bed, 4 bath
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San Francisco, CA 94118
This Classic Presidio Heights Residence is a High-Potential Investment Opportunity, listed at $4,395,000—positioned well below the $5,000,667 Fair Market Value by 12%. This valuation gap provides $605,667 in Instant Equity. Boasting a Condition Rating of 3, the home features iconic Golden Gate Bridge views, a rare 4-car garage, and access to top-rated schools including Lowell High (10/10) and Roosevelt Middle (9/10). With 4,133 sq ft of versatile living space, this property is a premier acquisition for Owner-Occupants or Discerning Families seeking long-term value.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 212 Spruce Street Subject | $4,395,000* List Price | 4 | 4 | 4,133 | $1,210 | - |
A 142 Arguello Boulevard Sold | $5,000,000 | 5 | 5 | 4,106 | $1,218 | 0.3 mi |
B 622 Spruce Street Sold | $3,675,000 | 4 | 4 | 2,662 | $1,381 | 0.4 mi |
C 371-373 6th Avenue Active | $4,500,000 List Price | 6 | 6 | 3,939 | $1,142 | 0.8 mi |
* Subject property listed price vs sold prices of comps.
Property is move-in ready.
This classic Presidio Heights residence is in move-in ready condition with high-quality maintenance throughout. The interior features refinished hardwood floors, updated designer light fixtures, and fresh paint that complements the preserved period millwork and coved ceilings. A significant modern upgrade is the newer four-car garage with internal access. While the kitchen is described as well-appointed and the home is functional, the presence of an unfinished attic and additional unfinished storage rooms, along with the retention of 'period details,' indicates the property has been well-maintained and partially updated rather than undergoing a full, recent down-to-the-studs renovation required for an 'excellent' rating.
Elementary School: Chinese Immersion School At Deavila (9/10). Middle School: Lilienthal (Claire) Elementary School (9/10). High School: Lowell High School (10/10).
Situated in the prestigious Presidio Heights neighborhood, this residence offers coveted Golden Gate Bridge views and is just steps from the Presidio, Sacramento Street boutiques, and Laurel Village.
The property includes a newer four-car garage with direct internal access, a rare and highly valuable asset in San Francisco that significantly enhances convenience and property value.
Living area discrepancy between mls listing and other public or private record. mls listing living area = 4133, other record living area = 3600.
The property has a small lot size, more than 70 percent of which is taken by its living area. lot size in square feet = 2958, living area = 4133.
The presence of an unfinished attic and additional storage rooms suggests that significant further investment may be required to fully maximize the home's square footage and modern luxury appeal.
Classic Presidio Heights residence on a quiet, tree-lined block just moments from the Presidio, Sacramento Street, and Laurel Village. Offering approximately 4,133 sq ft (per floor plan), this four-level home features a flexible layout that lives large with generous, well-separated living spaces ideal for modern living. The main level includes a stately formal entry hall large enough for a grand piano, formal living and dining rooms, highlighted by Golden Gate Bridge views from the living room, and a well-appointed kitchen with breakfast area that opens directly to a private deck and backyard for seamless indoor/outdoor living and a dedicated home office with powder room. Period details such as hardwood floors, high ceilings, grand fireplaces and ornate millwork add warmth and character throughout. The upper level offers four bedrooms plus a nursery/den and access to an unfinished attic space, providing excellent versatility for additional storage, or future expansion, while the lower level features a large family/media room with separate entry; ideal for au pair, guest quarters, or extended living. There are additional unfinished storage rooms on this level for wine storage and the like. The newer 4-car garage has direct access into the house. This is a rare opportunity to own a well-scaled, versatile home in one of San Francisco's most sought-after neighborhoods.
No exterior & parking available.
Grades K-5 • 0.7 mi
Grades K-5 • 0.8 mi
Grades K-5 • 1.0 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 4.0 | 3.0 | 63% |
| Square foot | 4,133 | 2,284 | 75% |
| Lot Size | 2,958 | 3,001.28 | 38% |
| Price | $4.39M | $3.21M | 65% |
| Price per sq ft | $1.1K | $1.4K | 28% |
| Built year | 0 | 1912 | 8% |
| HOA | $0 | $0 | 50% |
| Days on market | 13 | 202 | 3% |
Apr 9, 2026
$4,395,000
Initial Listing