2272-2276 Union Street, San Francisco, CA 94123, San Francisco, 94123 - 3 bed, 4 bath
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San Francisco, CA 94123
This Versatile Mixed-Use Asset is listed at $2,495,000, positioned competitively near its $2,379,439 Fair Market Value. Boasting a Condition Rating of 3, the property offers a turnkey residential unit and a vacant commercial suite in a Prime Cow Hollow Location. Residents benefit from Top-Rated Schools including Lilienthal Elementary and Lowell High, alongside lifestyle perks like a private deck and lush courtyard. With significant value-add potential in the high-ceiling storage areas, this property is a sophisticated choice for Owner-Occupants or Buy-and-Hold Investors.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 2272-2276 Union Street Subject | $2,299,000* List Price | 3 | 4 | 2,800 | $801 | - |
A 1964-1966 Union Street Active Under Contract | $2,800,000 List Price | 3 | 1 | 3,716 | $753 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Property is move-in ready.
Despite being built in 1900, the property is in move-in-ready condition with significant updates. The interiors feature refinished hardwood floors with decorative inlays, fresh paint, and updated light fixtures. The bathrooms show a mix of classic and modern styles, including a recently renovated bathroom with a white quartz vanity, gold hardware, and a glass-enclosed walk-in shower with subway tiling. While the basement remains unfinished, the primary living and commercial spaces are well-maintained and functional.
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 heart of Union Street, this property benefits from high foot traffic for the commercial suite and a prestigious, highly walkable residential setting.
The combination of a vacant commercial space, a vacant top-floor apartment, and an income-producing cottage offers a rare blend of owner-user flexibility and stabilized income.
Living area discrepancy between mls listing and other public or private record. mls listing living area = 2800, other record living area = 2400.
The rear cottage is currently occupied and subject to tenants' rights, which may restrict immediate renovation plans or full site repositioning for a new owner.
Dating back to 1900, the property may require ongoing maintenance or seismic considerations typical of historic San Francisco buildings to meet modern standards.
2272-2276 Union Street is a mixed-use property spanning three addresses in the heart of Cow Hollow, offering stabilized income, a vacant unit ready to occupy or lease at market rate, and a ground floor with great development potential. 2274 Union is a vacant 735-square-foot street-level commercial suite, featuring a private office, dressing area, storage, a half bath, and a back deck overlooking the shared courtyard. 2276 Union is a vacant top floor one-bedroom apartment with 845sqft featuring a sunroom, formal dining, private deck, and in-unit washer/dryer, ready for an owner-occupant or market-rate tenant from day one. The rear cottage at 2272 Union is a multi-level residence with 1,220 sqft across two floors occupied and income-producing. Below the cottage is a finished 560-square-foot space with two rooms, wet bar and a bathroom. An additional 510 square feet of storage with high ceilings and great potential completes this lower level. Connecting it all, a large courtyard between the two structures offers a lush, quiet escape that feels worlds away from the energy of Union Street. 48-hour notice required for tenant-occupied units. Subject to tenants' rights.
No exterior & parking available.
Grades K-5 • 0.4 mi
Grades K-5 • 0.6 mi
Grades K-5 • 1.8 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | - | - | 0% |
| Baths | - | - | 0% |
| Square foot | - | - | 0% |
| Lot Size | - | - | 0% |
| Price | - | - | 0% |
| Price per sq ft | - | - | 0% |
| Built year | 1900 | - | 0% |
| HOA | $0 | $0 | 0% |
| Days on market | - | - | 0% |
May 8, 2026
$2,299,000
$2,495,000
-8% Price Drop
Initial Listing
Oct 31, 2025
$2,495,000
Initial Listing
Jan 30, 2004
$1,250,000
Public Record