Trigg Splenda and Jay Greenberg are pleased to announce the sale of 2655 Pine Street, a 12 unit pride of ownership property in San Francisco, California. For the past 43 years, the subject property has been meticulously maintained with continual restoration preserving the grandeur of the 1920’s while also modernizing the building to today’s standards.
2655 Pine Street is a beautiful Marina style apartment building that was constructed in 1925 per city records. The property is wood frame construction with a concrete foundation and an exterior brick décor. The building was seismically retrofitted in 2015 and is soft story compliant. In 2019, the fire alarm was upgraded to meet the mandatory 2021 requirement (SFFC 1188.8.131.52). The unit mix in the building consists of twelve one-bedroom apartments, two garages, laundry, and a large storage room. On the ground floor, a beautiful lobby with period detail welcomes all. The adjacent garages sparkle with polished concrete floors and has room for three cars to park- one independently and two cars in tandem. In addition, eight formal wall mounted bike storage spaces are located on the east wall, The rear garage exit leads to two more wall mounted bike storage spaces, a tradesman bathroom, laundry, a storage room, plus a utility room. The utility room houses a system of four water storage tanks and a main hot water heater. Water continually circulates from the South facing solar hot water panels installed on the roof in the early 1980s to the storage tanks. At the rear of the building a large storage room exists and was previously used as an art studio. The spacious southern facing storage room/former art studio is bright with good ceiling height, sprinklers, and looks out onto a pristine garden accessed via the adjacent breezeway.
Unit interiors are bright with beautiful architectural detail of the 1920’s era. Units feature a mix of hardwood and carpet floors and all units have abundant closet space. Eight of twelve kitchens have been remodeled with granite countertops and newer cabinets. The remaining four kitchens are clean with white melamine cabinets and mauve colored formica countertops. The majority of bathrooms are in excellent condition and have been continually updated over the years. The bathrooms are comprised of hexagon tile floors, pedestal sinks, shower over tubs with tile surrounds.
The units are separately metered for gas and electric and 200 amp electrical service powers the individually controlled baseboard heat. Circuit breakers are located inside each unit and all wiring from the main control panel to circuit breaker boxes has been replaced. The plumbing is copper and all exterior waste lines have been replaced. The sewer lateral was recently inspected and is in good condition. In 1988, the windows in the front of the building were replaced duplicating exactly the 1925 windows. All windows are routinely inspected and are in good condition. A series of different weather stripping is used to minimize street sounds and drafts. The modified bitumen roof is in excellent condition and was installed in 2010.
All parking spaces, two residential units, and the large storage room/former artist studio will be delivered vacant. The rear portion of the ground level has ADU potential. The pristine condition of the asset coupled with the value add possibilities make this a once in a lifetime investment opportunity.
The subject property is located on the South side of Pine Street located between Scott and Divisadero Streets, in the Lower Pacific Heights neighborhood of San Francisco. Lower Pacific Heights, previously known as Upper Fillmore is surrounded by Pacific Heights, The Fillmore District, Laurel Heights and Japantown. This pedestrian-friendly area allows convenient access to ritzy Pacific Heights, Alta Vista Park, and is a short walk to designer boutiques, trendy restaurants, and cafes located on the neighborhood commercial corridors of Divisadero and Fillmore streets. In addition, the district is home to several UCSF Mount Zion and Kaiser Hospitals, clinics, and support facilities. The subject property's location and unit mix constantly attract a renter pool of medical students, interns, doctors, and other medical professionals who work in the neighboring medical facilities. Public transportation options are abundant in the area. And Bush Street, a major thoroughfare in the area is home to the Cottage Row Historic District, a charming stretch of Victorian homes from the 1870s.
- First Time on the Market in 44 Years
- Pride of Ownership
- Meticulously Maintained
- Grandeur of 1920’s Construction Preserved
- Soft Story Compliant
- Individual Heat
- Separate Meters
- Upgraded Fire Alarm 2021 Code Compliant
- Solar Domestic Hot Water
- Garage Parking
- Many Capital Improvements
- ADU Potential
- Prime Lower Pacific Heights Location