Victorian Duplex
For Sale
$2,500,000
2654 2656 Bush Street, San Francisco, CA 94115
Victorian duplex featuring a fully remodeled upper unit, vaulted living room, solarium enclosure, shared backyard, and attached garage.
Property Size2,502 SF
Price / SF$999.20
Days on Market46
Property Features for 2654 2656 Bush Street
General Information
Standard status
Active
Size
2,502 SF
Property subtype
Multi-family
Amenities
vintage marble fireplace
solarium-style glass enclosure
shared backyard
Building Details
Year Built
1895
Construction
Victorian
Listing Agency:
KW Advisors East Bay
Listed By:
Trish Grima
(714) 497-3550
Source:
Sevengables
Added: Jun 17
Changed: Jul 30
Last Checked: Aug 1 at 4:59AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KW Advisors East Bay
Investment Insights
Based on property information with market context.
Located at 2654–2656 Bush Street, this Victorian duplex offers 2,502 sq ft of classic San Francisco character with modern comfort. Built in 1895, the property includes an upper 3-bedroom, 2-bath unit that is fully remodeled. The upper unit features a light-filled kitchen that opens to a vaulted-ceiling living room anchored by a vintage marble fireplace. A solarium-style glass enclosure connects to the lush, shared backyard, bringing natural light to the home year-round.
The lower 2-bedroom, 1-bath unit is currently owner-occupied and includes a comfortable living room plus a kitchen with a breakfast nook. Outside, the shared backyard provides a shaded retreat with shade trees and bamboo.
An attached garage adds everyday convenience. The property is open to a 1031 exchange.
The lower 2-bedroom, 1-bath unit is currently owner-occupied and includes a comfortable living room plus a kitchen with a breakfast nook. Outside, the shared backyard provides a shaded retreat with shade trees and bamboo.
An attached garage adds everyday convenience. The property is open to a 1031 exchange.
Key Highlights
- 2,502 sq ft Victorian duplex built in 1895
- Upper unit: fully remodeled 3‑bed, 2‑bath with vaulted‑ceiling living room
- Vintage marble fireplace in the upper unit
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $135.1k | $54.00 |
| − Vacancy | −$8.1k | −$3.23 |
| EGI | $127.0k | $50.77 |
| − OpEx | −$38.1k | −$15.23 |
| NOI | $88.9k | $35.54 |
2,502 SF · lease $54.00/SF/yr · vacancy 5.98% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$1.27M
$1.11M – $1.48M
NOI $88,920 @ 7.0% cap · market cap 3.56%
Second Best
Apartment 5plus
$1.16M
$1.02M – $1.35M
NOI $81,233 @ 7.0% cap · market cap 3.25%
Theoretical Best
Specialty Retail
$12.22M
$10.69M – $14.26M
NOI $855,487 @ 7.0% cap · market cap 34.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
6,982
Businesses Nearby
Explore this area
Business Placement
Demographics for 94115, CA
35,853
Population
19,312
Households
1.9
Avg Household Size
38
Median Age
74%
College-Educated
96%
High-School Grad
1.1 sq mi
ZIP Area
32,594
Density / Sq Mi
$154,264
Median Household Income
$103,538
Median Earnings
$2,380
Median Rent
$1,684,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Victorian duplex featuring a fully remodeled upper unit, vaulted living room, solarium enclosure, shared backyard, and attached garage.
Where is this duplex located?
The property is located at 2654 2656 Bush Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 2,502 sq ft Victorian duplex built in 1895; Upper unit: fully remodeled 3‑bed, 2‑bath with vaulted‑ceiling living room; Vintage marble fireplace in the upper unit
