Score
0San Francisco, CA
261 Waller St
2.5M
2 beds
2 baths
1,320 sqft
2 bd • 2 ba • 1,320 sf
This analysis was generated on 1/21/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
List Price
$2,550,000
Price/Sq.Ft
$1,932
Year Built
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
This charming Victorian-style home at 261 Waller St boasts an exceptional location in the heart of San Francisco, just steps away from the vibrant Lower Haight neighborhood. The property's price per square foot of $1,931.82 is actually 5% below the current average of $2,033/sqft for similar homes in this highly desirable area. Its 1,320 sqft layout, while compact, maximizes space efficiency and is on par with the neighborhood average. The property features a rare single-car garage, a significant asset in parking-challenged San Francisco, potentially adding $50,000-$75,000 in value. Recent exterior paint in a modern charcoal color enhances curb appeal and suggests attentive maintenance. The ornate Victorian details, including decorative window trims and cornice brackets, add historical charm and value.
The Bad
At $2,550,000, this property is priced 15% above the median home value in San Francisco, which currently stands at $2,215,000. The 2-bedroom, 2-bathroom configuration may limit appeal for larger families or those seeking more space. Property taxes are estimated at $30,600 annually (based on a 1.2% rate), which is significantly higher than the San Francisco average of $8,500. The lack of detailed information about recent upgrades or the condition of major systems (HVAC, plumbing, electrical) raises concerns about potential hidden costs. The absence of a yard or significant outdoor space is a drawback for some buyers, especially given the premium price point.
The Ugly
Given the property's likely age (most Victorian homes in San Francisco were built between 1850 and 1915), there are significant concerns about potential structural issues and outdated systems. Foundation repairs in San Francisco can easily exceed $100,000 due to the city's seismic activity. The single-pane windows visible in the image suggest poor energy efficiency, with replacement costs for historical windows ranging from $1,000 to $3,000 per window. The property's location in a liquefaction zone (common in this part of San Francisco) increases earthquake risk and may result in higher insurance premiums, potentially adding $3,000-$5,000 annually to ownership costs. The total monthly ownership costs are estimated at $15,500 ($10,200 mortgage + $2,550 property tax + $1,250 insurance + $1,500 maintenance), requiring a household income of at least $620,000 annually based on a 30% debt-to-income ratio.
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 high-income professionals or couples with household earnings above $620,000 annually. It's ideal for those who prioritize a central location and appreciate historical architecture. The property would appeal to buyers looking for a low-maintenance urban lifestyle, as the compact size and lack of yard reduce upkeep. Investors might consider this property for high-end short-term rentals, given its prime location and distinctive character, with potential nightly rates of $450-$550 based on comparable properties.
Not For
This property is not suitable for families requiring more than two bedrooms or those desiring significant outdoor space. First-time homebuyers or those with incomes below $620,000 will find the monthly costs prohibitive. The property's historical nature and potential for high maintenance costs make it unsuitable for investors seeking turnkey, low-maintenance investments. Those with low risk tolerance or concerns about earthquake safety may want to consider newer construction or different neighborhoods.
Demographics
Area Median Income
$55,888
Property History
Price History
Ownership Timeline
$2,550,000Cash Purchase
Nov 5, 2024Sara Pasquinell Aksdal Jansen, Sara N Pasquinelli TrustKim Eisner, Behner Eisner Trust
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Jul 2, 2013Sara N PasquinelliSara N Pasquinelli, Sara N Pasquinelli Trust
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Feb 20, 2009Sara N PasquinelliSara N Pasquinelli
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
May 23, 2006Sara N Pasquinelli, Sara PasquinelliSara N Pasquinelli
Intrafamily Transfer
Non-Arm's Length Transactions
$1,075,000Cash Purchase
Apr 4, 2006Roberta K T Windus, Kenneth A WindusSara Pasquinelli
Grant Deed
Standard Sale (Purchase/Resales)
$273,000Financed
Feb 27, 1996Dana A Smith, Mark W DusmanKenneth A Windus, Roberta K T Windus
Grant Deed
Standard Sale (Purchase/Resales)
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
4.7/10
AverageMiddle
5.3/10
AverageHigh
4.7/10
AverageFinancials
Monthly Costs
Market Rent (2 bed)
Get a detailed estimate on Zillow$3,188
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$2,550,000
Price/sqft
$1,932
Layout
2 bd•2 ba
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$1,742,500
46.3%
Your price is 46.3% above average
Median Price
$1,725,000
47.8%
Based on 6 recent sales
Price per Sq.Ft
$1,279
51.0%
Your price is 51.0% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 261 Waller Street, San Francisco, CA 94102 | $2,550,000 | 1,320 | 2 | 2 | $1,9320.0% | 10/24/2024 |
| 436 Capp Street, San Francisco, CA 94110 | $1,420,000 | 1,400 | 2 | 2 | $1,01447.5% | 11/11/2024 |
| 377 Oak Street, San Francisco, CA 94102 | $1,325,000 | 1,360 | 3 | 2 | $97449.6% | 10/29/2024 |
| 3620 19th Street #38, San Francisco, CA 94110 | $1,460,000 | 1,331 | 3 | 2 | $1,09743.2% | 10/10/2024 |
| 4300 19th Street, San Francisco, CA 94114 | $1,975,000 | 1,349 | 2 | 2 | $1,46424.2% | 10/11/2024 |
| 684 Castro Street, San Francisco, CA 94114 | $1,725,000 | 1,448 | 3 | 2 | $1,19138.3% | 11/4/2024 |
261 Waller Street, San Francisco, CA 94102
Price: $2,550,000
Sq.Ft: 1,320
Beds/Baths: 2/2
$/Sq.Ft:
$1,9320.0%
Sale Date: 10/24/2024
436 Capp Street, San Francisco, CA 94110
Price: $1,420,000
Sq.Ft: 1,400
Beds/Baths: 2/2
$/Sq.Ft:
$1,01447.5%
Sale Date: 11/11/2024
377 Oak Street, San Francisco, CA 94102
Price: $1,325,000
Sq.Ft: 1,360
Beds/Baths: 3/2
$/Sq.Ft:
$97449.6%
Sale Date: 10/29/2024
3620 19th Street #38, San Francisco, CA 94110
Price: $1,460,000
Sq.Ft: 1,331
Beds/Baths: 3/2
$/Sq.Ft:
$1,09743.2%
Sale Date: 10/10/2024
4300 19th Street, San Francisco, CA 94114
Price: $1,975,000
Sq.Ft: 1,349
Beds/Baths: 2/2
$/Sq.Ft:
$1,46424.2%
Sale Date: 10/11/2024
684 Castro Street, San Francisco, CA 94114
Price: $1,725,000
Sq.Ft: 1,448
Beds/Baths: 3/2
$/Sq.Ft:
$1,19138.3%
Sale Date: 11/4/2024
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