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1-15 Russia Avenue, San Francisco, CA 94112, San Francisco, 94112 - 8 bed, bath

1-15 Russia Avenue, San Francisco, CA 94112 home-pic-0
ACTIVE$3,275,000
1-15 Russia Avenue, San Francisco, CA 94112
8Beds
0Bath
11,189Sqft
4,175Lot
Year Built
1900
Close
-
List price
$3.27M
Original List price
-
Price/Sqft
$293
HOA
$0
Days on market
-
Sold On
-
MLS number
425062923
Home ConditionFair
Features
Deck
View-

About this home

We found 3 Cons,5 Pros.

1-15 Russia Avenue is a well-maintained, 14-unit mixed-use building located in San Francisco's dynamic Excelsior District, a neighborhood known for its authentic charm, cultural diversity, and long-term rental demand. Constructed in 1900 and encompassing approximately 11,189 square feet, the property consists of eight (8) one-bedroom units, four (4) studios, and two (2) street-front commercial spaces. The residential units feature a mix of original and updated finishes, including wood flooring, gas stoves, built-in cabinetry, and abundant natural light. Several units have been renovated with refreshed kitchenettes and updated bathrooms. The building benefits from recent capital improvements to major systems, including a new roof and completed soft-story retrofit, making it a well-positioned, low-maintenance asset for long-term hold or value-add investment. The property sits on a 4,175-square-foot lot zoned NC-3 and has undergone key capital upgrades, including a new modified bitumen roof (2023-2024) and completed soft-story retrofit work. Additional infrastructure includes separately metered gas and electricity, updated hot water systems, and a Fire Alarm Sleeping Room-compliant security system.

Price History

Date
Event
Price
08/04/25
Price Change
$3,275,000
Condition Rating
Fair
The property, built in 1900, benefits from significant recent capital improvements including a new roof (2023-2024) and a completed soft-story retrofit, which are excellent for the building's structural integrity and major systems. However, the residential units feature a 'mix of original and updated finishes.' While some units, like the kitchen shown in Image 4, appear recently renovated with modern white shaker cabinets, light countertops, and LVP flooring, the description explicitly states 'inconsistent unit modernization' and 'value-add investment potential.' This indicates that not all units are updated to the same standard, and some likely retain older, outdated finishes. The light fixtures seen are basic flush mounts. Overall, the building is well-maintained and functional, but the inconsistency in unit conditions means it requires minor updates or repairs in some areas to achieve a uniform modern standard, aligning with a 'Fair' condition.
Pros & Cons

Pros

Diversified Income Stream: The property is a 14-unit mixed-use building comprising 8 one-bedroom units, 4 studios, and 2 commercial spaces, offering a diversified income stream and resilience against market fluctuations.
Significant Capital Improvements: Recent major capital upgrades, including a new roof (2023-2024) and completed soft-story retrofit, reduce immediate capital expenditure for a new owner and enhance the building's long-term stability.
Desirable Neighborhood Demand: Located in San Francisco's Excelsior District, known for its authentic charm, cultural diversity, and long-term rental demand, ensuring a strong tenant pool for both residential and commercial units.
Value-Add Investment Potential: The property is explicitly positioned as a 'value-add investment,' with a mix of original and updated finishes in residential units, suggesting opportunities to increase rental income through further renovations.
Operational Efficiency: Infrastructure benefits include separately metered gas and electricity, updated hot water systems, and a Fire Alarm Sleeping Room-compliant security system, contributing to lower operating costs for the owner.

Cons

Building Age: Constructed in 1900, the building's age, despite recent upgrades, may still present ongoing maintenance challenges or require more frequent upkeep compared to newer constructions.
Inconsistent Unit Modernization: The description notes a 'mix of original and updated finishes' in residential units, indicating that some units may require significant investment to achieve full modernization and maximize rental potential.
Limited Lot Size/Amenities: The 4,175-square-foot lot for a 14-unit building suggests limited outdoor space or tenant amenities, which could be a competitive disadvantage in a dense urban environment like San Francisco, especially with no mention of parking.

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