422 Tehama Street, San Francisco, CA 94103, San Francisco, 94103 - 5 bed, 2 bath
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San Francisco, CA 94103
Analysis of 422 Tehama Street, San Francisco, CA 94103 is currently available with a list price of $945,000. 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.
Property is moderate renovation needed.
This 1906 property presents a split condition. While the upper-level kitchen and bedrooms have been modernized with contemporary cabinetry and stainless steel appliances (Good/Excellent), the lower level and common areas are significantly dated with industrial-style finishes, exposed conduits, and unpermitted living spaces. Given the age of the structure and the agent's note regarding discrepancies in legal configuration and the need for 'repositioning,' the property requires updates to systems and verification of legal use to meet modern residential standards.
The Residential Service District zoning allows for a wide range of residential, live/work, and commercial uses, providing significant flexibility for investors or owner-users to reposition the asset.
Located in a rapidly evolving SoMa corridor shaped by AI and tech firms, the property offers excellent proximity to downtown, transit, and major commuter routes, ensuring long-term demand.
Currently tenant-occupied, the property provides immediate cash flow, making it an attractive 'covered land play' while a buyer navigates planning and permitting for future improvements.
The presence of unpermitted spaces and differences between physical configuration and city records may complicate financing and require significant investment to legalize or convert.
Existing tenancy rights in San Francisco can present challenges for owner-users seeking immediate occupancy or developers looking to perform substantial renovations or a single-family conversion.
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.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 4.0 | 50% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 1,957 | 1,663.5 | 50% |
| Lot Size | 1,875 | 1,937.5 | 50% |
| Price | $945.0K | $1.14M | 50% |
| Price per sq ft | $483 | $725 | 50% |
| Built year | 1906 | 1906 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 178 | 227 | 50% |
Jun 3, 2026
$945,000
$995,000
-5% Price Drop
Initial Listing
Dec 10, 2025
$995,000
Initial Listing