263-265 8th Avenue, San Francisco, CA 94118, San Francisco, 94118 - 4 bed, 2 bath
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San Francisco, CA 94118
This Residential Income Duplex is a strategic Value-Add Asset in San Francisco’s Richmond District. Listed at $1,299,000, the property is priced at a premium compared to its $1,177,457 Fair Market Value, reflecting the scarcity of restoration projects in this area. With a Condition Rating of 5, the 1909 structure requires a full overhaul but offers a vacant upper unit and proximity to Top-Rated Schools like Lowell High (10/10) and Roosevelt Middle (9/10). This is a high-upside acquisition for Fix-and-Flip Investors or Contractors.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 263-265 8th Avenue Subject | $1,299,000* List Price | 4 | 2 | 2,320 | $508 | - |
A 831-833 Arguello Boulevard Sold | $1,300,000 | 4 | 2 | 2,236 | $581 | 0.7 mi |
B 236 6th Avenue Sold | $1,488,000 | 5 | 0 | 2,786 | $534 | 0.2 mi |
C 1533-35 Clement Street Active | $1,298,000 List Price | 4 | 2 | 2,550 | $509 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Property is extensive renovation needed.
Built in 1909, this property is explicitly marketed as a restoration project for contractors and investors. The interior shows significant signs of age and deferred maintenance, including peeling ceiling plaster, worn hardwood floors, and outdated wall-mounted heating units. The kitchen features primitive cabinetry and fixtures that do not meet modern standards, and the overall condition requires a complete overhaul of systems and finishes to be considered move-in ready.
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 the Richmond District near Mountain Lake Park, the property offers exceptional access to local shops, restaurants, and convenient transit toward the Golden Gate Bridge.
The upper unit is delivered vacant for immediate renovation or owner-occupancy, while the tenant-occupied lower unit provides steady rental income during the planning phases.
The property is positioned as a restoration project, implying that significant capital and construction expertise will be necessary to bring the building up to modern standards.
The lower unit is tenant-occupied, which may limit immediate full-building customization and requires navigation of San Francisco's complex tenant laws for future owner-use or repositioning.
Rare opportunity to restore and reimagine this two-unit property in the heart of the Richmond District. The upper unit is delivered vacant, offering immediate potential for renovation or owner occupancy. The lower unit is tenant-occupied, providing income while planning future improvements. This property presents an exceptional opportunity for contractors, investors, or buyers looking to add value and customize to their vision. With thoughtful renovation, this classic building can be revitalized and brought back to its full potential. Located near Mountain Lake Park and offering convenient access toward the Golden Gate Bridge, this prime Richmond location is close to shops, restaurants, and neighborhood amenities. The basement provides generous storage space, and the property includes a backyard ready to be reimagined.
No exterior & parking available.
Grades K-5 • 0.1 mi
Grades K-5 • 0.2 mi
Grades K-5 • 0.5 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 2,320 | 2,935 | 33% |
| Lot Size | 2,186.71 | 2,996.93 | 17% |
| Price | $1.30M | $1.71M | 11% |
| Price per sq ft | $560 | $633 | 33% |
| Built year | 1909 | 1909 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 69 | 205 | 6% |
Mar 27, 2026
$1,299,000
$998,000
+30% Price Increase
Initial Listing
Feb 12, 2026
$998,000
Initial Listing