2654 2656 Bush St, San Francisco, CA 94115, San Francisco, 94115 - bed, bath
2654 2656 Bush St
San Francisco, CA 94115
Property Price
SUMMARY
Analysis of 2654 2656 Bush St, San Francisco, CA 94115 is currently available with a list price of $2,500,000. 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.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
This 1895 Victorian duplex is in move-in ready condition. The upper unit has been fully remodeled with modern features, including a light-filled kitchen, vaulted ceilings, and a solarium. The lower unit is well-maintained and owner-occupied, though described as functional and 'cheerful' rather than fully renovated. While the property shows significant updates and high-quality maintenance, the historic nature of the structure and the varying levels of renovation between the two units align with the 'good' classification.
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 Lower Pacific Heights Location
The property is situated in one of San Francisco’s most prestigious neighborhoods, offering immediate access to the high-end boutiques and dining on Fillmore Street, as well as proximity to Alta Plaza Park and The Presidio.
- Versatile Investment Potential
As a Victorian duplex with a fully remodeled upper unit and an owner-occupied lower unit, this property provides excellent flexibility for multi-generational living, rental income, or a 1031 exchange opportunity.
CONSRISKS & DEFICIENCIES
- Historic Infrastructure Maintenance
Given the property's 1895 construction date, buyers should anticipate the ongoing maintenance costs and potential infrastructure updates typical of century-old Victorian homes.
- Inconsistent School Ratings
While the area is served by some high-performing schools, several nearby public school options have lower ratings, which may be a concern for families prioritizing specific educational tracks.
About 2654 2656 Bush St
Experience timeless San Francisco living in this exceptional 2,502 sq ft Victorian duplex, ideally located in Lower Pacific Heights. Blending historic elegance with modern comfort, this treasure offers flexibility, income potential, and classic charm. The upper 3-bed, 2-bath unit is fully remodeled, featuring a light-filled kitchen that flows into a vaulted-ceiling living room anchored by a vintage marble fireplace. A solarium-style glass enclosure opens to views of the lush backyard—perfect for enjoying natural light year-round. The 2-bed, 1-bath lower unit, currently owner-occupied, includes a cozy living room and a cheerful kitchen with a breakfast nook, offering comfort and functionality. Outdoors, the shared backyard is a serene urban retreat with shade trees and bamboo. The attached garage adds everyday convenience. All just minutes from Fillmore Street, Alta Plaza Park, The Presidio, and the shops and cafés of Laurel Village and Sacramento Street. Whether you're looking to live, rent, or invest, this sophisticated duplex delivers location, lifestyle, and lasting value in one of San Francisco’s most desirable neighborhoods. Open to 1031 Exchange.
Property Details
Public Facts
- Property Type
- Duplex
- Year Built
- 1895
- Lot Size
- 2,750 Sq. Ft.
Interior
- Total Bedrooms
- -
- Total Bathrooms
- -
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
San Francisco Unified Schools
Cobb (William L.) Elementary School
Grades K-5 • 0.2 mi
San Francisco Public Montessori School
Grades K-5 • 0.6 mi
Parks (Rosa) Elementary School
Grades K-5 • 0.7 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | - | 4.5 | 25% |
| Baths | - | 4.0 | 25% |
| Square foot | 2,502 | 2,418.5 | 50% |
| Lot Size | 2,750 | 2,681.8 | 50% |
| Price | $2.50M | $3.26M | 50% |
| Price per sq ft | $999 | $915 | 50% |
| Built year | 1895 | 1900 | 25% |
| HOA | $0 | $0 | 50% |
| Days on market | 239 | 229 | 0% |
Pricing History
Listed for Sale
Feb 22, 2026
$2,500,000
$2,195,000
+14% Price Increase
Initial Listing
Price Change
Jul 11, 2025
$2,195,000
Initial Listing
Sold
Apr 4, 2024
$1,900,000
Public Record