2972 Pacific Avenue, San Francisco, CA 94115, San Francisco, 94115 - 5 bed, 6 bath

2972 Pacific Avenue
San Francisco, CA 94115
Property Price
SUMMARY
Analysis of 2972 Pacific Avenue, San Francisco, CA 94115 is currently available with a list price of $9,500,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. 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 moderate renovation needed.
Built in 1895, this classic Pacific Heights home is explicitly marketed as a 'transformation opportunity' and a 'foundation for thoughtful renovation.' While it retains grand architectural proportions, original moldings, and hardwood floors, the listing's emphasis on expansion potential and the need to 'elevate' the property indicates that the kitchen, bathrooms, and internal systems are likely outdated and do not meet modern luxury standards. It appears well-maintained but requires significant cosmetic and systemic updates to reach its full potential.
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 Pacific Heights Detached Lot
A rare find in San Francisco, this 1895 residence is detached on all four sides, providing an abundance of natural light and a level of privacy and architectural independence seldom found in the neighborhood.
- Exceptional Expansion Potential
The massive lower level spans the entire footprint of the home with excellent ceiling height, offering a significant opportunity to increase living square footage or create high-end amenities like a gym or media room.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 5068, other record living area = 4100.
- Low Available Lot Utilization
The property has a small lot size, more than 70 percent of which is taken by its living area. lot size in square feet = 3637, living area = 5068.
- Significant Renovation Required
The property is marketed as a transformation opportunity, implying that substantial additional capital and time will be required to modernize the systems and finishes to meet contemporary luxury standards.
About 2972 Pacific Avenue
Elegant and timeless, this classic Pacific Heights residence offers a rare opportunity to transform a truly exceptional home on one of the neighborhood's most desirable blocks. Detached on all four sides, the property is filled with natural light, classic architectural detail, and generous proportions that provide an outstanding foundation for thoughtful renovation and expansion. A gracious foyer with high ceilings, original moldings, and a built-in window seat sets the tone. The main level flows beautifully, beginning with a refined living room featuring hardwood floors and a wood-burning fireplace, opening to a parlor or sitting room with paneled wainscoting and leaded windows. At the rear, a formal dining room connects directly to a decked patio and level lawn, offering seamless indoor/outdoor living. The expansive kitchen with central island includes a skylit breakfast area surrounded by windows, with direct access to the patio. Leading back out to the foyer is a wall of pantry storage, a laundry room, back stairs, and a convenient powder room. Ascending the main staircase, the second floor is anchored by a spacious primary suite with south-facing windows, fireplace, built-in shelving, two walk-in closets, and an ensuite bath. Two additional bedrooms and bathrooms, as well as an expansive den, complete this level. The third level presents excellent versatility with a playroom, office, sitting area, split bath, and two more bedrooms with a peek of the Bay from north-facing windows. The lower level spans the footprint of the home and offers exceptional expansion potential with excellent ceiling height, a two-car garage, four interior storage rooms, a second laundry area, and a half bath. A tradesman's alley brings in additional light and provides convenient access to the garden and to an exterior storage area underneath the breakfast room. A rare opportunity to elevate a classic Pacific
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1895
- Lot Size
- 3,637.26 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 6 (6 Full, 0 Half)
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 • 0.4 mi
San Francisco Public Montessori School
Grades K-5 • 0.6 mi
Parks (Rosa) Elementary School
Grades K-5 • 1.0 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 3.0 | 64% |
| Baths | 6.0 | 3.0 | 76% |
| Square foot | 5,068 | 2,560 | 68% |
| Lot Size | 3,637.26 | 3,216 | 76% |
| Price | $9.50M | $3.77M | 84% |
| Price per sq ft | $1.9K | $1.1K | 76% |
| Built year | 1895 | 1900 | 28% |
| HOA | $0 | $0 | 50% |
| Days on market | 17 | 260 | 4% |
Pricing History
Listed for Sale
Feb 18, 2026
$9,500,000
Initial Listing
Sold
Apr 28, 2004
$4,250,000
Public Record
Sold
Nov 2, 2001
$3,250,000
Public Record

