2178-2182 Bush St, San Francisco, CA 94115, San Francisco, 94115 - 0 bed, 0 bath
Loading property details...
2178-2182 Bush St
San Francisco, CA 94115
ACTIVE
CONDITION: EXCELLENT
0Beds
0Baths
4,200Sq Ft
2,092Lot Size
Property Price
LIST PRICE$2,889,000
EST. MARKET VALUE
$2,881,390
SUMMARY
This High-Potential Investment Opportunity is a rare mixed-use triplex listed at $2,889,000, positioned slightly above the $2,881,391 Fair Market Value. Featuring a Mint Condition Rating following $200k in recent upgrades, this 3-unit asset includes modernized electrical, HVAC, and plumbing systems. With a projected annual income of $213k and a vacant residential unit, it offers immediate rental upside. Located in Lower Pacific Heights near top-rated schools like Lowell High, this property is an ideal acquisition for Buy-and-Hold Investors or Owner-Occupants seeking a premier, turnkey San Francisco income property.
Estimated Market Value
$2,881,390
Based on Realkey algorithm analyzing recent comparable sales in San Francisco.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 2178-2182 Bush St Subject 0 bd · 0 ba · 4,200 sqft · $686 | $2,889,000* List Price | 0 | 0 | 4,200 | $686 | - |
A 990 Baker Street Pending 5 bd · 4 ba · 3,960 sqft · $631 · 0.7 mi | $2,500,000 List Price | 5 | 4 | 3,960 | $631 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Excellent
TeardownExcellent
Property is new construction or fully renovated.
Despite the 1900 build date, the property has undergone over $200k in recent high-end renovations. The kitchens and bathrooms feature modern finishes and stainless steel appliances, and the description confirms fully modernized electrical, HVAC, and plumbing systems, meeting the criteria for mint condition with no immediate maintenance required.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Chinese Immersion School At Deavila (9/10). Middle School: Lilienthal (Claire) Elementary School (9/10). High School: Lowell High School (10/10).
- Prime Location
Situated in the heart of Lower Pacific Heights, the property is just steps from the premier boutiques and dining of Fillmore Street, ensuring high tenant demand and long-term value appreciation.
- Turnkey Condition
With over $200,000 in recent capital improvements, including modernized HVAC, plumbing, and electrical systems alongside remodeled kitchens and baths, the property minimizes immediate maintenance costs.
CONSRISKS & DEFICIENCIES
- Lack of Parking
The property does not include dedicated on-site parking, which is a significant drawback in a high-density San Francisco neighborhood and may limit the pool of prospective residential tenants.
- Inconsistent School Ratings
While the area is prestigious, several of the closest assigned public schools have low ratings, which could deter families who prioritize immediate access to top-tier elementary education.
About 2178-2182 Bush St
Rare mixed-use 3-unit, steps from vibrant Fillmore street shops and restaurants, with an estimated $213k in projected annual income. With a ground floor commercial unit and two residential units above, this 3-story, 4200 SF building is perfect for pure investment, 1031 exchange with rent upside, or an owner-occupant seeking a premier lower Pacific Heights location. With just one owner since 1991, the property has been heavily upgraded with over $200k in recent improvements, and an eye toward preserving its period charm (custom Andersen windows, remodeled kitchens and baths, and modernized electrical/ HVAC/ plumbing). Russian Hill Dog Grooming, a San Francisco Legacy Business, occupies the ground floor. The expansive residential units, one 3/1 and one 3/1.5, encompass an entire floor each and have access to private decks. Unit 2180, the middle residential unit, will be delivered vacant. Don’t miss this opportunity to own a slice of classic San Francisco.
Property Details
Public Facts
- Property Type
- Triplex
- Year Built
- 1900
- Lot Size
- 2,092 Sq. Ft.
Interior
- Total Bedrooms
- 0
- Total Bathrooms
- -
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
San Francisco Unified Schools
Parks (Rosa) Elementary School
Grades K-5 • 0.3 mi
4/10
Cobb (William L.) Elementary School
Grades K-5 • 0.3 mi
2/10
San Francisco Public Montessori School
Grades K-5 • 0.4 mi
6/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 0.0 | 4.6 |
| Baths | 0.0 | 4.0 |
| Square foot | 4,200 | 3,221.149 |
| Lot Size | 2,092 | 2,766.255 |
| Price | $2.89M | $2.13M |
| Price per sq ft | $688 | $697 |
| Built year | 1900 | 1925 |
| HOA | $0 | $0 |
| Days on market | 21 | 53 |
Pricing History
Listed for Sale
Oct 3, 2026
$2,889,000
Initial Listing