422-424 Tehama Street, San Francisco, CA 94103, San Francisco, 94103 - 3 bed, 0 bath
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San Francisco, CA 94103
This Residential Income Duplex is a strategic asset listed at $995,000, aligning with its $995,000 Fair Market Value to offer price stability in a high-demand corridor. The property features Versatile RSD Zoning and significant Value-Add Potential through the repositioning of unpermitted spaces and the lower-level unit. While currently holding a Condition Rating of 4, its proximity to Top-Rated Schools including Chinese Immersion School and Lowell High School ensures long-term desirability. This is an optimal opportunity for Buy-and-Hold Investors or Owner-Users seeking a versatile live/work conversion.
Property is moderate renovation needed.
The property is a 1906 build with a mix of conditions. The upper unit features a modern, renovated kitchen with stainless appliances and updated flooring, but the lower level and rear studio exhibit dated, industrial finishes, exposed conduits, and unpermitted living spaces. Given the age and the discrepancy between current configuration and legal records, it requires updates and repositioning.
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 Residential Service District zoning allows for a flexible range of residential, live/work, and commercial uses, providing diverse opportunities for investors, developers, or owner-users.
Situated in a rapidly evolving SoMa corridor driven by AI and tech innovation, the property offers excellent proximity to downtown, major transit hubs, and commuter routes.
Living area discrepancy between mls listing and other public or private record. mls listing living area = 1957, other record living area = 1597.
The rear music studio is unpermitted and property records differ from the current configuration, which may complicate financing and require legal verification or remediation.
The property is currently tenant-occupied, which may limit immediate owner-occupancy and requires a complex understanding of San Francisco tenancy rights for any future repositioning.
Price reduced $50K and TRANSPARENT! Built in 1906 as a flat-over-store in SoMa's post-quake rebuild, 422-424 Tehama sits within one of San Francisco's fastest-evolving corridors shaped by AI, tech, and creative office users. The upper level offers a three-bedroom flat with eat-in kitchen and full bath. The lower level is separately accessed and includes a kitchen, bath, and additional rooms. An accessory rear structure is currently used as a music studio and is not represented as permitted living space. RSD zoning allows a range of residential, live/work, and commercial uses. The 3R Report reflects legal use as a one-family dwelling with commercial, may offer potential pathways for future repositioning, including single-family conversion subject to Planning and DBI approval. Currently tenant occupied, the property offers immediate income with potential for investors, developers, or future owner-users. Property records differ from current configuration; buyers are advised to review disclosures and independently verify legal use, square footage, layout, conversion potential, and tenancy rights with appropriate professionals. Central location with access to downtown, transit, and major commuter routes.
No exterior & parking available.
Grades K-5 • 0.8 mi
Grades K-5 • 1.0 mi
Grades K-5 • 1.0 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 7.0 | 25% |
| Baths | 0.0 | 1.5 | 50% |
| Square foot | 1,957 | 3,040 | 25% |
| Lot Size | 1,875 | 1,958.32 | 25% |
| Price | $945.0K | $1.23M | 25% |
| Price per sq ft | $483 | $429 | 75% |
| Built year | 1906 | 1910 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 187 | 234 | 25% |
Jun 3, 2026
$945,000
$995,000
-5% Price Drop
Initial Listing
Dec 10, 2025
$995,000
Initial Listing