74 New Montgomery Street, San Francisco, CA 94105, San Francisco, 94105 - 2 bed, 2 bath

74 New Montgomery Street
San Francisco, CA 94105
Property Price
SUMMARY
Analysis of 74 New Montgomery Street, San Francisco, CA 94105 is currently available with a list price of $3,095,000. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. 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.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
This penthouse unit presents in top-tier condition, featuring high-end modern finishes such as Brazilian cherry flooring, a chef's kitchen with premium gas appliances, and a luxury primary suite with an oversized soaking tub and separate stall shower. The inclusion of contemporary systems like central AC and a 5.1 home theater with a 4K projector, combined with the rare private terrace and meticulous interior design, indicates a property that has been fully modernized and maintained to the highest standards with no visible deferred maintenance.
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).
- Rare Private Terrace
The penthouse features a genuine outdoor living room suspended above the city, providing a rare and highly coveted private outdoor retreat in the Yerba Buena neighborhood.
- Premium Urban Amenities
Equipped with central AC, a 24/7 doorman, and two deeded garage parking spaces with storage, the property offers a level of convenience and security that is exceptional for San Francisco.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 1671, other record living area = 962.
- High Monthly Carrying Costs
The association fee of $1,422 per month is substantial, which may impact the overall affordability and appeal for some buyers.
- Mixed Local School Ratings
While the area offers access to some high-performing schools, several of the closest public school options have low ratings, which could be a drawback for families prioritizing education.
About 74 New Montgomery Street
Live above Yerba Buena in a penthouse that proves why people choose San Francisco. Unit 804 at The Montgomery blends the mood of a Tribeca loft with the warmth and light of California, creating a home that feels intentional, modern, and unmistakably urban. Soaring ceilings, Brazilian cherry floors, a gas fireplace, and a true dedicated office set the stage for work, creativity, and hosting. The chefs kitchenwith gas cooking and island seatingkeeps the social energy flowing. But the crown jewel is the private terrace: a genuine outdoor living room suspended above the city, giving you sun, sky, and space to breathean extremely rare find in this neighborhood. The primary suite delivers hotel-level calm with an oversized soaking tub, separate stall shower, and double sinks. Central AC, 24/7 doorman, a 5.1 home theater with 4K projector, and two deeded garage parking spaces with storage and bike racks make daily life effortless. Save thousands by not buying at The Ritz Carlton or Four Seasons! And you can get to your car right away! Moments from Salesforce Park, MoMA, the Ferry Building, and world-class restaurants, this is a penthouse for those who want San Francisco not out of necessity, but desire.
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 1914
- Lot Size
- -
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $1422 / Month
Neighborhood Insights
San Francisco Unified Schools
Chinese Education Center
Grades K-5 • 0.5 mi
Chin (John Yehall) Elementary School
Grades K-5 • 0.8 mi
Redding Elementary School
Grades K-5 • 1.0 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 2.0 | 50% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 1,671 | 1,167.5 | 87% |
| Lot Size | - | 30,527.05 | 22% |
| Price | $3.10M | $1.20M | 93% |
| Price per sq ft | $1.9K | $1.1K | 92% |
| Built year | 1914 | 2008 | 6% |
| HOA | $1422 | $1.4K | 54% |
| Days on market | 106 | 210 | 15% |
Pricing History
Listed for Sale
Nov 21, 2025
$3,095,000
Initial Listing















