526-528 22nd Avenue, San Francisco, CA 94121, San Francisco, 94121 - 5 bed, 0 bath
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San Francisco, CA 94121
This Classic Edwardian Duplex represents a Hybrid Investment Opportunity, listed at a List Price of $1,695,000, which aligns perfectly with its $1,695,000 Fair Market Value. Featuring a Condition Rating of 3, this turnkey property offers immediate rental income from a tenant-occupied unit alongside a vacant upper flat and garden-level in-law unit. With proximity to Top-Rated Schools like Stevenson Elementary and Lowell High, it provides exceptional stability. This versatile asset is an ideal acquisition for Buy-and-Hold Investors or Owner-Occupants seeking a flexible, income-generating residence in the Richmond District.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 526-528 22nd Avenue Subject | $1,695,000* List Price | 5 | 0 | 3,170 | $535 | - |
A 171 23rd Avenue Sold | $2,125,000 | 5 | 2 | 3,220 | $660 | 0.5 mi |
B 1608 Balboa Street Sold | $1,550,000 | 6 | 2 | 3,296 | $470 | 0.3 mi |
C 563-565 20th Avenue Sold | $1,300,000 | 4 | 2 | 3,210 | $405 | 0.1 mi |
D 814-816 25th Avenue Sold | $2,120,000 | 4 | 2 | 3,100 | $684 | 0.3 mi |
E 1827 Clement Street Sold | $1,649,500 | 4 | 4 | 3,054 | $540 | 0.3 mi |
F 870-872 38th Avenue Sold | $1,700,000 | 7 | 5 | 3,272 | $520 | 1.0 mi |
G 600-602 39th Avenue Active | $1,650,000 List Price | 5 | 0 | 2,980 | $554 | 1.0 mi |
* Subject property listed price vs sold prices of comps.
Property is move-in ready.
Built in 1921 but described as turnkey and well-maintained. The kitchen features an older renovation (likely 15-20 years old based on cabinetry style) but remains functional and move-in ready. Original architectural details and hardwood floors are in excellent shape, and the overall property condition exceeds the 'Fair' threshold due to its high level of maintenance.
Elementary School: Stevenson (Robert Louis) Elementary School (9/10). Middle School: Lilienthal (Claire) Elementary School (9/10). High School: Lowell High School (10/10).
The property features a vacant upper flat and a vacant garden-level in-law unit alongside a tenant-occupied middle flat, offering a rare balance of immediate rental income and owner-user flexibility.
Spanning over 3,100 square feet, this 1921 duplex maintains authentic San Francisco character with original hardwood floors, period detailing, and an updated eat-in kitchen.
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 5, other record bedroom count = 6.
The middle flat is currently tenant-occupied, which may present challenges for buyers seeking full-building occupancy or those concerned with San Francisco's stringent rent control regulations.
With 66 days on the market, the listing has surpassed the typical local absorption rate, which may lead to buyer perceptions of overpricing or underlying property fatigue.
Set in the Central Richmond District, 526-528 22nd Avenue is a classic Edwardian duplex that combines authentic San Francisco character with generous space, versatility, and investment opportunity. Offering two generous flats and a garden-level in-law unit, this well-maintained property spans more than 3,000 square feet on a deep 120-foot lot with verdant landscaping. The vacant upper flat is filled with natural light and architectural charm, featuring two bedrooms plus an office, original hardwood floors, period detailing, a fireplace, and an updated eat-in kitchen. The tenant-occupied middle flat provides reliable rental income, creating an ideal opportunity for both owner-users and investors. At the garden level, the vacant in-law unit opens directly onto the green garden. The building is turnkey and offers abundant storage and parking. Just two blocks from Golden Gate Park and near vibrant shops and restaurants, this exceptional Richmond District property captures the very essence of San Francisco living: classic architecture, flexible living spaces, and an unbeatable neighborhood lifestyle.
No exterior & parking available.
Grades K-5 • 0.3 mi
Grades K-5 • 0.4 mi
Grades K-5 • 0.7 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 5.0 | 50% |
| Baths | 0.0 | 2.0 | 27% |
| Square foot | 3,170 | 3,170 | 50% |
| Lot Size | 3,001 | 2,996.93 | 60% |
| Price | $1.70M | $1.70M | 50% |
| Price per sq ft | $535 | $532 | 53% |
| Built year | 1921 | 1924 | 33% |
| HOA | $0 | $0 | 50% |
| Days on market | 87 | 187 | 7% |
Mar 11, 2026
$1,695,000
Initial Listing