65 Minerva Street, San Francisco, CA 94112, San Francisco, 94112 - 3 bed, 1 bath
65 Minerva Street
San Francisco, CA 94112
Property Price
SUMMARY
Analysis of 65 Minerva Street, San Francisco, CA 94112 reveals a Fairly Priced Property with a current list price of $1,180,000 aligned with the estimated $1,200,421 Fair Market Value. This represents a stable investment opportunity at market rate. 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.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 65 Minerva Street Subject | $1,180,000* List Price | 3 | 1 | 1,200 | $1,000 | - |
A 65 Del Monte St Sold | $980,000 | 3 | 1 | 1,188 | $825 | 0.6 mi |
B 234 Sagamore Street Sold | $1,255,000 | 3 | 2 | 0.4 mi | ||
C 214 Louisburg Street Sold | $1,060,000 | 2 | 1 | 1,100 | $964 | 0.4 mi |
D 146 Lee Avenue Pending | $899,999 List Price | 3 | 2 | 1,093 | $823 | 0.4 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
The property, built in 1914, has received recent cosmetic updates including new laminate flooring, fresh paint, and a functional kitchen with white shaker cabinets and a stainless steel refrigerator. However, the property's age suggests underlying older systems (e.g., wall heaters, likely original plumbing/electrical). Crucially, the listing explicitly states extensive unpermitted work, including a wall, two bathrooms, and an entire in-law unit. This, combined with only one permitted bathroom for three bedrooms, represents significant functional and legal deficiencies that require substantial attention beyond minor updates, preventing a 'Good' score. While cosmetically refreshed, the unpermitted status and age of major systems place it in the 'Fair' category.
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).
- Spacious Outdoor Living
The property boasts a large backyard, a valuable amenity for outdoor enjoyment and entertaining in an urban environment.
- Recent Property Updates
Benefits from recent updates, reducing immediate renovation needs for a new owner.
CONSRISKS & DEFICIENCIES
- Extensive Unpermitted Work
Multiple unpermitted modifications, including a wall, two bathrooms, and an entire in-law unit, pose substantial legal and financial risks for the buyer.
- Limited Permitted Bathroom Facilities
The property officially lists only one permitted bathroom for three bedrooms, which is a significant functional limitation for a family residence.
- Historic Property Maintenance
Built in 1914, the home may require ongoing maintenance and potential upgrades to older systems (e.g., plumbing, electrical, foundation) typical of properties of this age.
About 65 Minerva Street
Wall between living and dining rooms is unpermitted. Top-floor bathroom and mid-level half bath are unpermitted. Downstairs in-law unit (1BR, living room, and bath) is unpermitted. Two stories with large backyard. Recently updated. Front driveway to be upgraded with new concrete soon for improved curb appeal. Subject to 1031 exchange.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1914
- Lot Size
- 3,125 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 1 (1 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
San Francisco Unified Schools
Sheridan Elementary School
Grades K-5 • 0.2 mi
Ortega (Jose) Elementary School
Grades K-5 • 0.6 mi
Mission Education Center
Grades K-5 • 2.3 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 1.0 | 2.0 | 37% |
| Square foot | 1,200 | 1,352 | 33% |
| Lot Size | 3,125 | 2,500 | 89% |
| Price | $1.18M | $1.13M | 55% |
| Price per sq ft | $983 | $816 | 78% |
| Built year | 1914 | 1925 | 25% |
| HOA | $0 | $0 | 50% |
| Days on market | 95 | 177 | 17% |
Pricing History
Listed for Sale
Dec 2, 2025
$1,180,000
Initial Listing
Sold
Sep 3, 2004
$450,000
Public Record