2536 California Street, San Francisco, CA 94115, San Francisco, 94115 - bed, bath
2536 California Street
San Francisco, CA 94115
Property Price
SUMMARY
Analysis of 2536 California Street, San Francisco, CA 94115 is currently available with a list price of $2,395,000. The property maintains a Tear down Condition Rating (10/100), reflecting significant deferred maintenance. This property is best suited for experienced investors or developers prepared for substantial renovation work. 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 Experienced Investors and Fix-and-Flip Specialists.
Condition Analysis
OVERALL CONDITION SCORE
Property is land value only, full reconstruction required.
The property was built in 1901 and is explicitly listed as a 'Luxury Development Opportunity' to 'build new-construction homes.' The provided images are renderings of the proposed new development, not the existing structure. The property's value is based on the land and permit-ready plans, indicating the current structure is intended for demolition, aligning with the 'tear-down' criteria.
PROSSTRENGTHS & OPPORTUNITIES
- Development Readiness
The property is permit-ready with all variances granted and discretionary review cleared after 5+ years of extensive permitting, significantly de-risking and accelerating the development timeline.
- Premium Location
Situated in prime Pacific Heights, offering proximity to upscale Fillmore shops, top hospitals, and renowned parks like Alta Plaza and Lafayette, ensuring high demand for future luxury residences.
- High-Value Project Scope
Approved plans for an 8,600 SF EAG Studio-designed mixed-use development, including three luxury residences and a commercial space, promise diverse income streams and cater to a discerning market.
CONSRISKS & DEFICIENCIES
- High Capital Requirement
The listed price of $2.395M is for the permit-ready development opportunity, requiring a substantial additional multi-million dollar capital investment for the actual construction of the luxury residences and commercial space.
- Construction Execution Risk
Despite the extensive pre-approval, the project still carries inherent construction risks, including potential cost overruns, material and labor shortages, and the complexities of managing a large-scale luxury build.
- Additional Upfront Costs
The property's 1901 year built and the plan for 'new-construction homes' suggest potential significant demolition and site preparation costs, which are not included in the current offering and will add to the overall project expense and timeline.
About 2536 California Street
Luxury Development Opportunity Permit‑Ready. EAG Studio design with 8,600 SF of interior living plus garage and gardens. Variances granted and discretionary review cleared through 5+ years of permitting. Plans allow 3 luxury residences + 1 commercial space, three‑car garage, and expansive gardens. Prime Pacific Heights near Fillmore shops, hospitals, Alta Plaza and Lafayette Parks. Rare chance to build new‑construction homes in a tight, rapidly increasing market huge upside with plans and approvals in place. Photos are renderings by EAG Studio; some images have been digitally enhanced. Those and all unaltered images are available in the photo gallery.
Property Details
Public Facts
- Property Type
- Mixed Use
- Year Built
- 1901
- Lot Size
- 2,879.32 Sq. Ft.
Interior
- Total Bedrooms
- -
- Total Bathrooms
- -
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | - | 2.0 | 50% |
| Baths | - | 0.5 | 50% |
| Square foot | - | 1,375 | 50% |
| Lot Size | 2,879.32 | 2,439.36 | 50% |
| Price | $2.40M | $1.86M | 50% |
| Price per sq ft | $0 | $242 | 50% |
| Built year | 1901 | 951 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 172 | 208 | 50% |
Pricing History
Listed for Sale
Sep 16, 2025
$2,395,000
Initial Listing