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2527 26th Ave
San Francisco, CA

2527 26th Ave

$1,300,000
2 bd • 1 ba • 1,135 sf

This analysis was generated by artificial intelligence on 1/23/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

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AI Property Analysis

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List Price

$1,300,000

Price/Sq.Ft

$1145

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

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Risk Assessment

Climate Risks

airSEVERE

12 bad air quality days per year

heatMINOR

8 extreme heat days per year

98th percentile: 74°F

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

windMINIMAL

Insurance: Optional

Risk Analysis

1. Legal risks associated with the non-permitted lower level bedroom/office. This could result in fines, forced removal, or expensive retrofitting to bring it up to code. 2. High potential for major system failures due to the property's age (97 years old). This could lead to unexpected and significant repair costs. 3. Severe air quality risk (7/10) could lead to health issues and may necessitate expensive air filtration systems. 4. Potential for discovery of hazardous materials common in older homes (lead paint, asbestos), which could be costly to remediate. 5. Risk of earthquake damage, as many homes built in 1925 may not meet current seismic standards. Retrofitting could cost $10,000 to $50,000 or more. 6. Possible zoning or permit issues if major renovations are planned, potentially triggering requirements to bring the entire property up to current codes. 7. Market risks: While the area has shown strong appreciation, San Francisco's market can be volatile. The current price point is high, which could limit future appreciation potential. 8. Insurance costs are already high and could increase further due to the property's age and potential risks. 9. The small size and layout may limit resale potential to a narrower buyer pool in the future.
Insurance
Annual Cost

$4,680

$390 per month

Financials

Monthly Costs

Price History

Property Taxes

$8,636
2024 Tax Assessment
1.6%from previous year
Assessed Value$669,832
Tax Rate1.29%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$1,321,333

1.6% above list price

Median Price

$1,320,000

Based on 6 recent sales

Price per Sq.Ft

$1,154

Comparable Properties

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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