2654-2656 Bush St, San Francisco, CA 94115, San Francisco, 94115 - 0 bed, 0 bath
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San Francisco, CA 94115
This Victorian Duplex represents a Prime Investment Opportunity, listed at $2,500,000—positioned well below the $2,566,009 Fair Market Value by 2%. This valuation gap offers $66,009 in Instant Equity. Featuring a fully remodeled upper unit and a Condition Rating of 2, the property provides immediate rental income potential. Located near top-rated schools like Claire Lilienthal Elementary, this asset is ideal for Buy-and-Hold Investors or Owner-Occupants seeking a sophisticated, income-generating residence in Lower Pacific Heights.
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 | $1,026 | - |
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 new construction or fully renovated.
Although built in 1895, the property features a fully remodeled upper unit with modern finishes, including updated bathrooms with contemporary vanities and black hardware, and new wide-plank flooring throughout. The high-end renovation of the kitchens and living spaces, combined with the well-maintained historic exterior and solarium, indicates a recent renovation within the last 5 years, meeting the criteria for excellent condition.
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 one of San Francisco’s most coveted neighborhoods, the property is minutes from Fillmore Street and Alta Plaza Park, ensuring high tenant demand and long-term appreciation.
This Victorian duplex offers excellent flexibility for owner-occupiers or investors, featuring a fully remodeled upper unit and a functional lower unit suitable for rental income or a 1031 exchange.
Built in 1895, the property may require specialized and potentially costly ongoing maintenance to address aging infrastructure typical of century-old Victorian structures.
While the upper unit is fully remodeled, the lower unit is described as 'cozy' and 'functional,' suggesting it may require further capital investment to match the modern luxury of the upper level.
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. 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 |
|---|---|---|
| Beds | 0.0 | 0.0 |
| Baths | 0.0 | 0.0 |
| Square foot | 2,502 | - |
| Lot Size | 2,750 | - |
| Price | $2.50M | $2.06M |
| Price per sq ft | $999 | $729 |
| Built year | 1895 | 0 |
| HOA | $0 | $0 |
| Days on market | 29 | 62 |
Jun 23, 2026
$2,500,000
Initial Listing
Apr 4, 2024
$1,900,000
Public Record