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1054 Chestnut St
San Francisco, CA

1054 Chestnut St

$2,995,000
4 bd • 3 ba • 2,018 sf

This analysis was generated by artificial intelligence on 1/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

List Price

$2,995,000

Price/Sq.Ft

$1484

Year Built

1940

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

This stunning 4-bedroom, 3-bath condominium at 1054 Chestnut St offers unparalleled views of San Francisco Bay and Alcatraz from its prime Russian Hill location. At 2,018 sqft, it's 25% larger than the average San Francisco condo (1,600 sqft). The property boasts high-end finishes including a Viking Range and Bosch appliances, custom woodwork, and rose bronze fixtures. Its location above the newly developed Francisco Park adds significant value. The building's classical architecture on the iconic flat block of Chestnut Street is a rarity, enhancing its appeal and potential for appreciation. With excellent schools nearby (Yick Wo Elementary and Galileo High School both rated 8/10), it's ideal for families. The property's climate risk profile is exceptional, with minimal flood (1/10), fire (1/10), and wind (1/10) risks, significantly below San Francisco averages.

The Bad

At $1,484/sqft, the price is 18% above the San Francisco average of $1,250/sqft for similar properties. The property has been on the market for 149 days, suggesting potential overpricing or unique challenges. The estimated annual insurance cost of $10,782 is approximately 30% higher than the San Francisco average of $8,300 for similar properties. The air quality risk score of 8/10 is concerning, with 15 bad air days per year, which is above the city average. The staging photos are from a different unit (1052 Chestnut), which may create unrealistic expectations for potential buyers.

The Ugly

The property has experienced significant price volatility, with a 9.1% price decrease since its initial listing, indicating potential market resistance at the higher price point. The building's age (constructed in 1940) suggests potential for major system replacements or upgrades in the near future, which could cost upwards of $100,000 for a property of this caliber. No HOA information is provided, which is unusual for a San Francisco condo and could indicate either very high fees or potential issues with the homeowners' association. The lack of listed property features and utility information is concerning and may hide potential problems or outdated systems.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

This property is ideal for high-net-worth individuals or families with an annual income of $500,000+ who prioritize luxury, views, and location over immediate return on investment. It's perfect for those seeking a long-term residence in one of San Francisco's most prestigious neighborhoods. The property would appeal to buyers who appreciate classical architecture and are willing to invest in maintaining a historic property. It's also suitable for those who work in the Financial District or tech corridors, given its central location and proximity to public transportation.

Not For

This property is not suitable for first-time homebuyers or those seeking an entry-level San Francisco property due to its high price point. Investors looking for immediate rental returns may find the potential rental income ($4,630/month for 4-bedroom units) insufficient compared to the purchase price, resulting in a low cap rate of approximately 1.8%. It's not ideal for those with respiratory issues due to the high air quality risk. Buyers seeking a modern, low-maintenance property would be better served elsewhere, as this historic building likely requires ongoing care and potential upgrades.
Demographics
Area Median Income

$104,476

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Risk Assessment

Climate Risks

airSEVERE

15 bad air quality days per year

heatMINOR

7 extreme heat days per year

98th percentile: 79°F

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

windMINIMAL

Insurance: Optional

Risk Analysis

The most significant risk is the potential for major system failures due to the building's age. This could include plumbing, electrical, or structural issues that are costly to repair. The air quality risk (8/10) could lead to health concerns and potential future regulations that may impact property value. The lack of HOA information raises concerns about potential special assessments or deferred maintenance on common areas. The property's high-end market position makes it vulnerable to economic downturns, potentially leading to longer selling periods or price reductions in a soft market. The discrepancy between the staging photos and the actual unit could lead to buyer disappointment and potential legal issues if not properly disclosed.
Insurance
Annual Cost

$10,782

$899 per month

Financials

Monthly Costs

Price History

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$2,700,833

-9.8% below list price

Median Price

$2,850,000

Based on 6 recent sales

Price per Sq.Ft

$1,368

Comparable Properties

337 Union St, San Francisco, CA 94133
Price: $3,000,000
Sq.Ft: 2,027
Beds/Baths: 3/3
$/Sq.Ft:
$1,4800.3%
Sale Date: 12/10/2024
1854 Vallejo Street #A, San Francisco, CA 94123
Price: $2,255,000
Sq.Ft: 1,798
Beds/Baths: 3/3
$/Sq.Ft:
$1,25415.5%
Sale Date: 11/1/2024
45 Cervantes Boulevard #A, San Francisco, CA 94123
Price: $2,650,000
Sq.Ft: 1,971
Beds/Baths: 4/3
$/Sq.Ft:
$1,3449.4%
Sale Date: 10/1/2024
1834 Hyde Street, San Francisco, CA 94109
Price: $3,300,000
Sq.Ft: 2,090
Beds/Baths: 3/3
$/Sq.Ft:
$1,5796.4%
Sale Date: 9/27/2024
1070 Green Street #1202, San Francisco, CA 94133
Price: $2,850,000
Sq.Ft: 2,017
Beds/Baths: 3/3
$/Sq.Ft:
$1,4134.8%
Sale Date: 9/9/2024
2827 Pierce Street, San Francisco, CA 94123
Price: $2,150,000
Sq.Ft: 1,886
Beds/Baths: 3/3
$/Sq.Ft:
$1,14023.2%
Sale Date: 8/22/2024

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