2654 2656 Bush St, San Francisco, CA 94115, San Francisco, 94115 - 0 bed, 0 bath
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San Francisco, CA 94115
This Sophisticated Victorian Duplex is a premier residential asset listed at $2,500,000, representing a stable entry point aligned with its $2,494,300 Fair Market Value. Boasting a Good Condition Rating, the property features a fully remodeled upper unit with vaulted ceilings and a solarium, complemented by a functional, owner-occupied lower unit. Located in Lower Pacific Heights, it offers access to Top-Rated Schools including Lowell High School and Lilienthal Elementary. This versatile property balances luxury living with income potential, making it an ideal acquisition for Owner-Occupants or Buy-and-Hold Investors.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 2654 2656 Bush St Subject | $2,500,000* List Price | 0 | 0 | 2,502 | $997 | - |
A 2825 Pine Street Sold | $2,395,000 | 4 | 3 | 2,335 | $1,026 | 0.1 mi |
* Subject property listed price vs sold prices of comps.
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.
Elementary School: Chinese Immersion School At Deavila (9/10). Middle School: Lilienthal (Claire) Elementary School (9/10). High School: Lowell High School (10/10).
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.
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.
Given the property's 1895 construction date, buyers should anticipate the ongoing maintenance costs and potential infrastructure updates typical of century-old Victorian homes.
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.
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.
No exterior & parking available.
Grades K-5 • 0.2 mi
Grades K-5 • 0.6 mi
Grades K-5 • 0.7 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 0.0 | 4.0 | 20% |
| Baths | 0.0 | 3.0 | 20% |
| Square foot | 2,502 | 2,502 | 50% |
| Lot Size | 2,750 | 2,750 | 50% |
| Price | $2.50M | $2.40M | 60% |
| Price per sq ft | $999 | $1.0K | 40% |
| Built year | 1895 | 1900 | 20% |
| HOA | $0 | $0 | 50% |
| Days on market | 338 | 256 | 0% |
Feb 22, 2026
$2,500,000
$2,195,000
+14% Price Increase
Initial Listing
Jul 11, 2025
$2,195,000
Initial Listing
Apr 4, 2024
$1,900,000
Public Record