Score
0San Francisco, CA
2527 26th Ave
1.3M
2 beds
1 baths
1,135 sqft
2 bd • 1 ba • 1,135 sf
This analysis was generated on 1/23/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$1,300,000
Price/Sq.Ft
$1,145
Year Built
1925
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
This 1925-built property in San Francisco's Parkside neighborhood offers exceptional value at $1,145.37/sqft, which is approximately 15% below the median price of $1,350/sqft for similar properties in the area. Its location is prime, with the Taraval muni stop at the corner of the street, providing excellent public transportation access. The property is just 5 minutes from SF State University and near renowned amenities like Stonestown Galleria and Stern Grove. Schools in the area are above average, with Lincoln High School rated 7/10 and just 0.5 miles away. The home has appreciated significantly, showing a 68% increase since its last sale in 2012, outperforming the San Francisco market average of about 40% for the same period. Climate risks are minimal, with flood (1/10), fire (1/10), and wind (1/10) risks all being very low, which is exceptional for the Bay Area.
The Bad
The property's size at 1,135 sqft is about 20% smaller than the San Francisco median of 1,400 sqft for similar homes. With only 2 bedrooms and 1 bathroom, it may feel cramped for some families or those needing more space. The home is in "classic condition," suggesting it may need updates or renovations to meet modern standards. The non-permitted lower level bedroom/office could be a legal issue and may not be counted in official square footage. The severe air quality risk (7/10) with 12 bad air days per year is concerning and could affect residents' health and quality of life. The estimated insurance cost of $4,680/year is relatively high, about 20% above the San Francisco average of $3,900/year for similar properties.
The Ugly
The property's age (built in 1925) suggests potential major system replacements may be needed soon. Costs could include: roof replacement ($15,000-$25,000), electrical system upgrade ($8,000-$15,000), plumbing overhaul ($5,000-$15,000), and foundation repairs ($5,000-$25,000). The non-permitted lower level bedroom/office is a significant legal concern. Bringing this space up to code could cost $20,000-$50,000, or it may need to be removed entirely, reducing usable space. The severe air quality risk (7/10) could necessitate installation of a whole-house air filtration system ($3,000-$7,000). Given San Francisco's strict building codes and the home's age, any major renovations could trigger requirements to bring the entire house up to current codes, potentially costing hundreds of thousands of dollars.
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 best suited for:
1. First-time homebuyers or young professionals who prioritize location over space and are willing to invest in updates over time.
2. Investors looking for a property with strong appreciation potential in a desirable neighborhood. Current rental rates for 2-bedroom units in the area ($3,220/month) suggest a potential gross yield of about 3%, which could improve with strategic upgrades.
3. SF State University faculty or staff who want a short commute.
4. Buyers who value public transportation access and proximity to amenities like Stonestown Galleria and Stern Grove.
5. Those with a household income of at least $250,000, assuming a 20% down payment and factoring in San Francisco's high cost of living.
Not For
This property is not suitable for:
1. Large families or those needing more than 2 bedrooms and 1 bathroom.
2. Buyers seeking a move-in ready home without the need for updates or renovations.
3. Those sensitive to air quality issues, given the severe air quality risk score.
4. Investors looking for immediate high cash flow, as the current rental yield is relatively low.
5. Buyers with a budget under $1.2 million, as competitive bidding could drive the price above asking.
6. Those unwilling or unable to address potential legal issues with the non-permitted lower level space.
7. Individuals with mobility issues, as the property likely has stairs and may not be easily accessible.
Demographics
Area Median Income
$134,652
Property History
Price History
Ownership Timeline
$0Cash Purchase
Feb 4, 2021Mary K Mullaney, Susan L MullaneyMartin Edward Mullaney, Patrick Kevin Mullaney
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Apr 28, 2018Kevin M MullaneyKevin M Mullaney, Kevin M Mullaney Revocable Trust
Intrafamily Transfer
Non-Arm's Length Transactions
$774,000Cash Purchase
Aug 24, 2012Madeline Beniflah, Jacob C BeniflahBryan Mcdonald, Anne Marle Park
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Apr 13, 1999Kathleen MullaneyT Mullaney
Affidavit Of Death
Non-Arm's Length Transactions
$0Cash Purchase
Feb 25, 1998Mullaney Thomas AThomas A Mullaney, Vivian L Mullaney
Re-Recorded Document
Non-Arm's Length Transactions
$0Cash Purchase
Feb 25, 1998Mullaney Thomas AThomas A Mullaney, Vivian L Mullaney
Intrafamily Transfer
Non-Arm's Length Transactions
Property Taxes
$8,636
2024 Tax Assessment
1.6%from previous year
Assessed Value$669,832
Tax Rate1.29%
Sunlight Analysis
Visualize how sunlight affects this property throughout the day and year.
Sunlight Analysis
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Schools
Nearby school quality by education level
Elementary
5.9/10
AverageMiddle
6.0/10
GoodHigh
4.7/10
AverageFinancials
Monthly Costs
Market Rent (2 bed)
Get a detailed estimate on Zillow$3,220
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$1,300,000
Price/sqft
$1,145
Layout
2 bd•1 ba
Days on market
13 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$1,321,333
1.6%
Your price is 1.6% below average
Median Price
$1,320,000
1.5%
Based on 6 recent sales
Price per Sq.Ft
$1,154
0.7%
Your price is 0.7% below average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 2618 38th Avenue, San Francisco, CA 94116 | $1,340,000 | 1,200 | 2 | 1 | $1,1172.5% | 12/2/2024 |
| 2694 43rd Avenue, San Francisco, CA 94116 | $1,300,000 | 1,012 | 2 | 1 | $1,28512.2% | 11/7/2024 |
| 1818 27th Avenue, San Francisco, CA 94122 | $1,368,000 | 1,161 | 2 | 1 | $1,1782.9% | 10/3/2024 |
| 2428 Rivera Street, San Francisco, CA 94116 | $1,320,000 | 1,225 | 2 | 1 | $1,0785.9% | 10/17/2024 |
| 2120 12th Avenue, San Francisco, CA 94116 | $1,300,000 | 1,036 | 2 | 1 | $1,2559.6% | 10/5/2024 |
| 2418 30th Avenue, San Francisco, CA 94118 | $1,300,000 | 1,287 | 2 | 1 | $1,01011.8% | 10/11/2024 |
2618 38th Avenue, San Francisco, CA 94116
Price: $1,340,000
Sq.Ft: 1,200
Beds/Baths: 2/1
$/Sq.Ft:
$1,1172.5%
Sale Date: 12/2/2024
2694 43rd Avenue, San Francisco, CA 94116
Price: $1,300,000
Sq.Ft: 1,012
Beds/Baths: 2/1
$/Sq.Ft:
$1,28512.2%
Sale Date: 11/7/2024
1818 27th Avenue, San Francisco, CA 94122
Price: $1,368,000
Sq.Ft: 1,161
Beds/Baths: 2/1
$/Sq.Ft:
$1,1782.9%
Sale Date: 10/3/2024
2428 Rivera Street, San Francisco, CA 94116
Price: $1,320,000
Sq.Ft: 1,225
Beds/Baths: 2/1
$/Sq.Ft:
$1,0785.9%
Sale Date: 10/17/2024
2120 12th Avenue, San Francisco, CA 94116
Price: $1,300,000
Sq.Ft: 1,036
Beds/Baths: 2/1
$/Sq.Ft:
$1,2559.6%
Sale Date: 10/5/2024
2418 30th Avenue, San Francisco, CA 94118
Price: $1,300,000
Sq.Ft: 1,287
Beds/Baths: 2/1
$/Sq.Ft:
$1,01011.8%
Sale Date: 10/11/2024
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