2918 26th Street, San Francisco CA 94110¶
List price: $1,299,000 ($1,027/sqft)
Redfin estimate: ~$1,519,000 — 17% above list
Neighborhood: Upper Mission / Noe Valley border (SF District 9)
Type: SFR, 3 bed / 2 bath (bath count unconfirmed — assessor shows 1 bath; verify in person)
Size: 1,265 sqft living, 2,269 sqft lot | Built: 1954 | Zoning: RH-2
APN: 4274-011F
Status: Active as of June 2026. No disclosure package in hand — analysis based on public data only.
No disclosures reviewed. All condition assessments are assumptions based on construction year and neighborhood.
Location Context¶
The 2900 block of 26th St is between Guerrero and Sanchez — upper Mission, not Noe Valley. The 94110 zip code runs from the lower Mission (16th St) all the way up to Cesar Chavez; this address is toward the northern end, roughly 6 blocks south of the 24th St BART corridor. It's a real distinction: 26th and Guerrero is Mission District, not Noe Valley, and the $/sqft comps reflect that clearly. The previous version of this analysis used Noe Valley comps ($1,400–$1,750/sqft) and made the list price look like a bargain — that was the wrong benchmark.
Mission District 94110 median: ~$1.4M (March 2026, -4.6% YoY). This is the right market.
Comps — March–June 2026 (Mission District, 94110)¶
| Address | B/B | Sqft | Sold | $/sqft | Date | Notes |
|---|---|---|---|---|---|---|
| 862 York St | 4/3 | 2,635 | $3,400,000 | $1,290 | 05/13/26 | Likely renovated Victorian; premium street |
| 725 Shotwell St | 5/4 | 2,710 | $3,000,000 | $1,107 | 05/12/26 | Listed $2,795K, sold over; renovated |
| 3545 24th St | — | — | $1,800,000 | — | 03/02/26 | Upper Mission, size unknown |
| 1116 Dolores St | — | — | $1,768,000 | — | 03/19/26 | Dolores corridor, size unknown |
| 2977 21st St | 4/3.5 | 3,000 | $2,300,000 | $767 | 04/23/26 | 1885 Victorian, larger, central Mission |
| 1175 York St | 6/2 | 2,145 | $1,720,000 | $802 | 05/25/26 | Multi-family config, lower Mission |
| 57 Woodward St | 2/1 | 846 | $665,000 | $786 | 04/24/26 | Tiny, fixer, lower Mission |
The Mission $/sqft range is wide: $786–$1,290. The upper end (York, Shotwell) reflects renovated Victorians on premium streets. The lower end reflects size premiums, condition issues, or less desirable micro-locations. For a 1954 postwar home (not a Victorian) on 26th St in upper Mission:
| Condition | $/sqft | Implied Value |
|---|---|---|
| Renovated / turn-key | ~$1,100–1,200 | ~$1,390–1,520K |
| Mid-condition (partial update) | ~$950–1,050 | ~$1,200–1,330K |
| AS-IS fixer | ~$800–900 | ~$1,010–1,140K |
List price of $1,299K ($1,027/sqft) is mid-condition pricing. This is not a bargain relative to Mission comps — it's roughly at fair value for a property in decent but dated condition. The Redfin estimate of $1,519K ($1,200/sqft) sits at the renovated end and likely overstates value for a 1954 postwar without seeing interior condition.
Key difference from prior analysis: The Noe Valley framing made the list look like a 30% discount to market. Using Mission comps, it's priced at market for mid-condition. There is no obvious bid-below gap here.
The 1954 Construction Discount¶
The comps above are almost all Victorian/Edwardian stock (1880s–1920s). 2918 26th is a 1954 postwar build — stucco box, not a Victorian. In the Mission, period architecture commands a premium; a 1954 home sells at a discount to equivalent-sqft Victorians. This further supports reading the $1,027/sqft list as market-rate, not a bargain.
The RH-2 Upside¶
At 2,269 sqft lot, RH-2 zoning allows a second residential unit. This is meaningful:
- A permitted ADU (even small — 400–600 sqft) adds $250–400K to finished value in this market
- SF's ADU ordinance is permissive for garage conversions and additions; the 1954 construction era often has a garage that can be converted
- The list price likely does not fully price in this optionality — most buyers will see "1,265 sqft, 3/2" and compare against the comps, not the development potential
Worth confirming: is there a garage? What's the ground floor configuration? If there's an existing garage or bonus space, ADU conversion could be the primary thesis.
Key Unknowns (No Disclosures)¶
Without a disclosure package, these are the critical unknowns:
| Unknown | Risk | Notes |
|---|---|---|
| Electrical | High | 1954 homes often have 60A fuse panels, possible K&T remnants. Rewire or upgrade: $15–35K |
| Plumbing | Medium | Original cast iron waste lines (67 years old); galvanized supply possible. Full replumb: $20–40K |
| Seismic | Medium | 1954 cripple-wall construction typical; check if bolted and braced. Retrofit: $15–30K |
| Sewer lateral | Medium | 1954 clay/cast iron, not typically scoped in listings. Scope it: $500; repair if needed: $10–25K |
| Foundation | Low-Medium | 1954 is post-WWII concrete — generally more stable than Edwardians, but check crawlspace |
| Asbestos | Medium | 1954 = floor tiles, duct wrap, pipe insulation potentially. Testing + abatement: $10–20K |
| Permits/unpermitted work | Unknown | Pull 3R report — 1954 homes in this area commonly have decades of unpermitted additions |
| Bath count | Immediate | Assessor says 1 bath; listings say 2. Verify — a second bath that's unpermitted is common |
Offer Framework¶
Using Mission comps, the subject is priced at market — not a steal, not overpriced. The right offer depends almost entirely on condition.
| Scenario | Implied Value | Offer |
|---|---|---|
| Turn-key / renovated | $1,390–1,520K | $1,300–1,400K |
| ADU thesis (permitted unit added) | $1,600–1,800K post-build | $1,350–1,500K |
| Mid-condition fixer | $1,200–1,330K | $1,150–1,250K |
| Deep fixer | $1,010–1,140K | $950–1,050K |
Without disclosures, $1,299K list is about right for this property. You're not getting a bargain; you're paying market. The ADU is the only thesis that makes the math notably better. If the 1954 construction is in decent shape and the ground floor has convertible garage space, the ADU upside could justify $1,350–1,450K. Otherwise, offering at or slightly above list is fair, not aggressive.
Before Offer Checklist¶
- [ ] Get the disclosure package — no analysis substitute
- [ ] Pull 3R report (SF DBI) — permits, zoning confirmation, active violations
- [ ] Confirm bath count — 1 vs. 2 baths is a material difference
- [ ] Confirm garage / ground floor configuration — critical for ADU feasibility
- [ ] Home inspection with electrician + structural focus (1954 systems)
- [ ] Sewer scope — cast iron lateral, standard pre-offer item for this era
- [ ] Confirm offer date — if this is bid-below, there may be a deadline soon