2178-2182 Bush St.

San Francisco, CA | $2,889,000

ABOUT

This Mixed-Use 3-unit presents a rare opportunity to owner-occupy or invest in one of San Francisco’s most affluent, supply-constrained neighborhoods, Pacific Heights. Three stories and 4200 Sq. ft. overall, the building has a ground floor commercial unit (the beloved Russian Hill Dog Grooming, an SF Legacy Business), with two 3-bedroom residential flats, one on each level, above. Meticulously maintained by the same owner since 1991, the building retains striking turn-of-the-century charm with updated electrical, HVAC and plumbing systems, a newer roof (2009), custom Andersen windows, renovated kitchens and baths, and upgraded finishes throughout. The Opportunity: Rare Pacific Heights mixed-use Victorian offering $213k (estimated) in annual income at current (occupied units) and market rent (vacant residential unit). Perfect for an owner-occupant or for pure income. The Building: Three stories and 4200 SF, meticulously maintained since 1991, on a 2,092 sq. ft. lot. More than $200,000 in recent improvements. The Commercial Unit (2178): 2-room space, spanning the entire ground floor, hosting the long-tenured SF Legacy Business, Russian Hill Dog Grooming. Newly renewed 5-year lease ($5000/mo.) provides immediate income stability. The Middle Flat (2180): Vacant and staged: An enchanting, move-in ready 3BD/1.5BA flat spanning the entire floor, with a private deck, wood-mantled fireplace, character-rich alcoves and butler's pantry. Freshly updated this year (kitchen/bath refresh, electrical, leveled and refinished floors, and Andersen windows). Market rent: est. $7500 The Top Flat (2182): Delivered tenant-occupied at $5,232/mo., month-to-month. Beautifully maintained, 3BD/1BA flat featuring a massive 27-foot-wide front bedroom with double bays, wood-mantled fireplace, a private deck, original molding, embossed walls, and sleek designer kitchen and bath updated in 2021. The Location: Steps from Fillmore Street's vibrant shopping and dining: Mollie Stone’s, Compton’s Coffee, Kabuki Springs, California Tennis Club, and the historic Clay Theatre. Easy walking distance to Alta Plaza and Lafayette Parks. The Commute: Direct Financial District access via the 1 California and 1 Express transit lines. Destination with seamless transit access to the Financial District and beyond.

This Mixed-Use 3-unit presents a rare opportunity to owner-occupy or invest in one of San Francisco’s most affluent, supply-constrained neighborhoods, Pacific Heights. Three stories and 4200 Sq. ft. overall, the building has a ground floor commercial unit (the beloved Russian Hill Dog Grooming, an SF Legacy Business), with two 3-bedroom residential flats, one on each level, above. Meticulously maintained by the same owner since 1991, the building retains striking turn-of-the-century charm with updated electrical, HVAC and plumbing systems, a newer roof (2009), custom Andersen windows, renovated kitchens and baths, and upgraded finishes throughout.

The Opportunity: Rare Pacific Heights mixed-use Victorian offering $213k (estimated) in annual income at current (occupied units) and market rent (vacant residential unit). Perfect for an owner-occupant or for pure income.

The Building: Three stories and 4200 SF, meticulously maintained since 1991, on a 2,092 sq. ft. lot. More than $200,000 in recent improvements.

The Commercial Unit (2178): 2-room space, spanning the entire ground floor, hosting the long-tenured SF Legacy Business, Russian Hill Dog Grooming. Newly renewed 5-year lease ($5000/mo.) provides immediate income stability.

The Middle Flat (2180): Vacant and staged: An enchanting, move-in ready 3BD/1.5BA flat spanning the entire floor, with a private deck, wood-mantled fireplace, character-rich alcoves and butler's pantry. Freshly updated this year (kitchen/bath refresh, electrical, leveled and refinished floors, and Andersen windows). Market rent: est. $7500

The Top Flat (2182): Delivered tenant-occupied at $5,232/mo., month-to-month. Beautifully maintained, 3BD/1BA flat featuring a massive 27-foot-wide front bedroom with double bays, wood-mantled fireplace, a private deck, original molding, embossed walls, and sleek designer kitchen and bath updated in 2021.

The Location: Steps from Fillmore Street's vibrant shopping and dining: Mollie Stone’s, Compton’s Coffee, Kabuki Springs, California Tennis Club, and the historic Clay Theatre. Easy walking distance to Alta Plaza and Lafayette Parks.

The Commute: Direct Financial District access via the 1 California and 1 Express transit lines. Destination with seamless transit access to the Financial District and beyond.

This Mixed-Use 3-unit presents a rare opportunity to owner-occupy or invest in one of San Francisco’s most affluent, supply-constrained neighborhoods, Pacific Heights. Three stories and 4200 Sq. ft. overall, the building has a ground floor commercial unit (the beloved Russian Hill Dog Grooming, an SF Legacy Business), with two 3-bedroom residential flats, one on each level, above. Meticulously maintained by the same owner since 1991, the building retains striking turn-of-the-century charm with updated electrical, HVAC and plumbing systems, a newer roof (2009), custom Andersen windows, renovated kitchens and baths, and upgraded finishes throughout. The Opportunity: Rare Pacific Heights mixed-use Victorian offering $213k (estimated) in annual income at current (occupied units) and market rent (vacant residential unit). Perfect for an owner-occupant or for pure income. The Building: Three stories and 4200 SF, meticulously maintained since 1991, on a 2,092 sq. ft. lot. More than $200,000 in recent improvements. The Commercial Unit (2178): 2-room space, spanning the entire ground floor, hosting the long-tenured SF Legacy Business, Russian Hill Dog Grooming. Newly renewed 5-year lease ($5000/mo.) provides immediate income stability. The Middle Flat (2180): Vacant and staged: An enchanting, move-in ready 3BD/1.5BA flat spanning the entire floor, with a private deck, wood-mantled fireplace, character-rich alcoves and butler's pantry. Freshly updated this year (kitchen/bath refresh, electrical, leveled and refinished floors, and Andersen windows). Market rent: est. $7500 The Top Flat (2182): Delivered tenant-occupied at $5,232/mo., month-to-month. Beautifully maintained, 3BD/1BA flat featuring a massive 27-foot-wide front bedroom with double bays, wood-mantled fireplace, a private deck, original molding, embossed walls, and sleek designer kitchen and bath updated in 2021. The Location: Steps from Fillmore Street's vibrant shopping and dining: Mollie Stone’s, Compton’s Coffee, Kabuki Springs, California Tennis Club, and the historic Clay Theatre. Easy walking distance to Alta Plaza and Lafayette Parks. The Commute: Direct Financial District access via the 1 California and 1 Express transit lines. Destination with seamless transit access to the Financial District and beyond.