
San Francisco, CA 94115
Analysis of 2500 Divisadero Street, San Francisco, CA 94115 is currently available with a list price of $13,950,000. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. 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.
Property is move-in ready.
The property is in move-in ready condition, featuring a comprehensive renovation completed in 2006 by architect Andrew Skurman. It boasts high-end amenities such as radiant heating throughout, a gourmet kitchen, and updated electrical and plumbing systems. While the major renovation took place approximately 18 years ago—placing it slightly outside the typical 'Good' timeframe—the exceptional quality of the finishes, including black-and-white marble flooring, custom fireplaces, and modern light fixtures, shows minimal wear and tear and no signs of being outdated, aligning it with the 'Good' condition criteria.
Elementary School: Chinese Immersion School At Deavila (9/10). Middle School: Lilienthal (Claire) Elementary School (9/10). High School: Lowell High School (10/10).
Designed by master builder Angus McSweeney of Willis Polk & Co, this Tudor Revival estate features exceptional craftsmanship, including Gothic-arched doorways, soaring exposed rafter beams, and original stone fireplaces.
A comprehensive 2006 renovation by architect Andrew Skurman seamlessly integrated modern luxuries such as radiant heating throughout, a gourmet kitchen, and a lower-level guest apartment while preserving historic integrity.
Living area discrepancy between mls listing and other public or private record. mls listing living area = 9100, other record living area = 8671.
The property has a small lot size, more than 70 percent of which is taken by its living area. lot size in square feet = 4996, living area = 9100.
The property has been on the market for 80 days and recently underwent a price reduction from $14.5M, suggesting initial pricing resistance in the current high-end luxury segment.
Commanding a premier south-facing corner position at the crest of Pacific Heights, this stately Tudor Revival residence is filled with natural light and showcases timeless architectural presence. Built in 1933 by master builder Angus McSweeney, a partner of the renowned Willis Polk & Company, the home reflects exceptional craftsmanship and enduring design from one of San Francisco's most significant architectural eras. Over the years, the residence has been thoughtfully enhanced through major renovations that respect its historic integrity while introducing modern comforts. In 1999, the home was featured in the 22nd Annual San Francisco Decorator Showcase, during which the upper level was opened and a striking central staircase was added. A comprehensive renovation in 2006, led by architect Andrew Skurman and general contractor Forde Mazzola, further elevated the property with radiant heating throughout, a gourmet kitchen with adjoining family dining area, and a lower-level guest apartment. The main level is dedicated entirely to gracious formal rooms, ideal for both entertaining and everyday living. Architectural highlights include soaring ceilings with exposed rafter beams, Gothic-arched doorways, original stone and custom fireplaces, and a grand staircase with carved wood balustrades. A radiant-heated black-and-white marble hallway provides seamless flow between the primary rooms and courtyard. The second level offers a rare single-floor layout of private living quarters, including an expansive primary suite with sitting room and dual dressing rooms, two additional en-suite bedrooms, an office with fireplace, and a laundry room with kitchenette. The uppermost level is designed for recreation and entertaining, featuring a wood-paneled library and banquet hall, billiards room with bar, media room, and a flexible gym or guest suite with full bath. The lower level includes a separate apartment with independent access from both the garage and exterior. Located moments from the Presidio, Alta Plaza, and Lafayette Park, and close to Pacific Heights shopping and dining, this is a rare opportunity to own an architecturally significant home thoughtfully adapted for modern living in one of San Francisco's most prestigious neighborhoods.
No exterior & parking available.
Grades K-5 • 0.3 mi
Grades K-5 • 0.4 mi
Grades K-5 • 0.9 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 8.0 | 4.5 | 75% |
| Baths | 8.0 | 4.0 | 75% |
| Square foot | 9,100 | 4,252 | 88% |
| Lot Size | 4,996.33 | 3,296 | 88% |
| Price | $13.95M | $3.96M | 88% |
| Price per sq ft | $1.5K | $1.1K | 56% |
| Built year | 1936 | 1900 | 88% |
| HOA | $0 | $0 | 50% |
| Days on market | 87 | 240 | 13% |
Feb 25, 2026
$13,950,000
$14,500,000
-4% Price Drop
Initial Listing
Jan 25, 2026
$14,500,000
Initial Listing
Mar 26, 2024
$9,900,000
Public Record
Aug 23, 2013
$8,800,000
Public Record
Apr 30, 2013
$4,250,000
Public Record
Nov 17, 1998
$3,825,000
Public Record