Score
0San Francisco, CA
1054 Chestnut St
3.0M
4 beds
3 baths
2,018 sqft
4 bd • 3 ba • 2,018 sf
Educational Use Only — NOT an appraisal or professional advice. — NOT professional advice. See terms
List Price
$2,995,000
Price/Sq.Ft
$1,484
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 educational 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
Property History
Price History
Ownership Timeline
$4,820,000Cash Purchase
Aug 12, 2019Oakland Affordable Housing Group Ii Lp, Oakland Affordable Housing LlcThe Hills 1054 Llc
Grant Deed
Non-Residential Arm's Length Transactions
$4,600,000Cash Purchase
Jun 1, 2016The Manning Family Limited Partnership L, The Manning Family Limited PartnershipOakland Affordable Housing Llc
Grant Deed
Non-Residential Arm's Length Transactions
$2,460,000Financed
Aug 3, 2004Bradley L BackebergThe Manning Family Lp
Grant Deed
Non-Residential Arm's Length Transactions
$0Financed
Jul 27, 1998Susan R HarrisBradley L Backeberg
Intrafamily Transfer
Non-Arm's Length Transactions
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Middle
5.0/10
AverageHigh
8.0/10
ExcellentFinancials
Monthly Costs
Market Rent (4 bed)
Get a detailed estimate on Zillow$2,200
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$2,995,000
Price/sqft
$1,484
Layout
4 bd•3 ba
Days on market
148 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$2,700,833
10.9%
Your price is 10.9% above average
Median Price
$2,850,000
5.1%
Based on 6 recent sales
Price per Sq.Ft
$1,368
8.5%
Your price is 8.5% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 337 Union St, San Francisco, CA 94133 | $3,000,000 | 2,027 | 3 | 3 | $1,4800.3% | 12/10/2024 |
| 1854 Vallejo Street #A, San Francisco, CA 94123 | $2,255,000 | 1,798 | 3 | 3 | $1,25415.5% | 11/1/2024 |
| 45 Cervantes Boulevard #A, San Francisco, CA 94123 | $2,650,000 | 1,971 | 4 | 3 | $1,3449.4% | 10/1/2024 |
| 1834 Hyde Street, San Francisco, CA 94109 | $3,300,000 | 2,090 | 3 | 3 | $1,5796.4% | 9/27/2024 |
| 1070 Green Street #1202, San Francisco, CA 94133 | $2,850,000 | 2,017 | 3 | 3 | $1,4134.8% | 9/9/2024 |
| 2827 Pierce Street, San Francisco, CA 94123 | $2,150,000 | 1,886 | 3 | 3 | $1,14023.2% | 8/22/2024 |
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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