422 Tehama Street, San Francisco, CA 94103, San Francisco, 94103 - 3 bed, 2 bath
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San Francisco, CA 94103
This property presents a High-Potential Investment Opportunity with a List Price of $995,000—positioned well below the $1,021,876 Fair Market Value by 2%. This valuation gap offers $26,876 in Instant Equity for buyers. Featuring RSD Zoning and a Fair Condition Rating, the asset offers significant upside through legal repositioning and renovation of the unpermitted rear studio. Located in a high-demand tech corridor, this is a strategic acquisition ideal for Buy-and-Hold Investors or Owner-Occupants seeking to leverage flexible urban space.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 422 Tehama Street Subject | $995,000* List Price | 3 | 2 | 1,957 | $522 | - |
A 422 Tehama Street Active | $945,000 List Price | 5 | 2 | 1,957 | $483 | - |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
While the upper-level kitchen has been updated with modern cabinetry and stainless steel appliances (likely <10y reno), the overall 1906 structure shows significant age. The lower level and common areas appear dated with industrial-style finishes, exposed systems, and non-permitted living spaces that require professional updates and legal repositioning.
The Residential Service District (RSD) zoning offers exceptional versatility, allowing for a wide range of residential, live/work, or commercial uses in a high-demand urban corridor.
Situated in a rapidly evolving SoMa neighborhood shaped by the AI and tech sectors, the property provides premier access to downtown San Francisco, public transit, and major commuter routes.
With its multi-level configuration and accessory rear structure, the property presents a unique opportunity for investors or owner-users to reposition the asset through a single-family conversion or creative renovation.
The property has a small lot size, more than 70 percent of which is taken by its living area. lot size in square feet = 1875, living area = 1957.
The current physical layout differs from the 3R Report's legal designation as a one-family dwelling, creating potential hurdles for financing and requiring complex navigation of Planning and DBI approvals.
The rear music studio is not recognized as permitted living space, which may limit immediate utility and necessitate additional capital investment to legalize or remediate the structure.
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. 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 |
|---|---|---|
| Beds | 3.0 | 0.0 |
| Baths | 2.0 | 0.0 |
| Square foot | 1,957 | - |
| Lot Size | 1,875 | - |
| Price | $995.0K | $2.02M |
| Price per sq ft | $508 | $1.2K |
| Built year | 1906 | 0 |
| HOA | $0 | $0 |
| Days on market | 9 | 46 |
Jul 13, 2026
$995,000
Initial Listing