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

74 New Montgomery Street, San Francisco, CA 94105 home-pic-0

74 New Montgomery Street

San Francisco, CA 94105

ACTIVE
CONDITION: EXCELLENT
2Beds
2Baths
1,671Sq Ft
Lot Size

Property Price

LIST PRICE$3,095,000

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

Excellent
TeardownExcellent

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

/10

Chin (John Yehall) Elementary School

Grades K-5 • 0.8 mi

9/10

Redding Elementary School

Grades K-5 • 1.0 mi

7/10

Sensitive Facilities

No sensitive facilities data found.

Neighborhood Comparison

FeatureSubjectAverage HomeNeighborhood Ranking (50 Listings)
Beds2.02.0
50%
Baths2.02.0
50%
Square foot1,6711,167.5
87%
Lot Size-30,527.05
22%
Price$3.10M$1.20M
93%
Price per sq ft$1.9K$1.1K
92%
Built year19142008
6%
HOA$1422$1.4K
54%
Days on market106210
15%

Pricing History

Listed for Sale

Nov 21, 2025

$3,095,000

Initial Listing

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