309 Gennessee Street, San Francisco CA 94112¶
List price: $1,385,000 ($733/sqft on 1,888 sqft)
Neighborhood: Sunnyside (SF District 7)
Type: 3 bed / 1 full bath + quarter bath (toilet closet) — fully detached Craftsman SFH
Size: 1,888 sqft living (per floorplan artist) — 1,515 sqft main floor + 373 sqft carriage house
Non-living: Garage 521 sqft, Basement 789 sqft, Attic 1,310 sqft (high ceilings)
Lot: 4,996 sqft (~double lot) | Built: 1907 | Zoning: RH-1
Parking: 9-car (large garage + driveway)
Seller: Campagna family — Scarlett Borges (successor trustee, Kurt Campagna Trust 2023, 55%) + Paul J. Campagna (22.5%) + Robert M. Campagna (22.5%). First offering in 64+ years.
Assessed value (2025): $890,474 | Taxes: $10,560/yr | No visible mortgage.
APN: 3114-049
Listing agent: David Ayerdi, Sotheby's (415) 794-3212
Escrow: First American Title, Mijael Schmidt
Status: Active, disclosure package issued 6/6/2026.
Full disclosure package reviewed (brochure, floorplan, 3R report, home inspection JOC 05/13/2026, title report). Pest report (Markoff 05/13/2026) is image-based — no text extractable; findings unknown.
Seller Context¶
Three Campagna siblings in a trust arrangement — none appear to have lived there long-term; property offered "for the first time in over 64 years." No visible mortgage on record. Assessed at $890K; their financial floor is low — closing costs + any encumbrances, but no debt payoff required. They want a clean close. Large earnest money and flexible timeline carry real weight here.
Property Overview¶
Exceptional bones. 1907 fully detached Craftsman on a ~5,000 sqft lot in Sunnyside — 10-foot ceilings, oak hardwood floors, beamed and coved ceilings, original moldings, woodburning fireplace (living room), decorative fireplace in front bedroom, bay and transom windows. The property is architecturally significant for the neighborhood and has been held by two families since construction — it has not been flipped or heavily renovated.
The differentiated asset is the detached carriage house (~14-foot ceilings, 373 sqft) and the enormous attic (1,310 sqft, high ceilings). These are not priced in at $733/sqft — they represent uncaptured upside for the right buyer.
Roof replaced 2006 (main house + carriage house per brochure). Water heater ~4 years old. The structure is essentially original otherwise.
Comps — March–June 2026 (Sunnyside / 94112)¶
| Address | B/B | Sqft | Sold | $/sqft | Date | Notes |
|---|---|---|---|---|---|---|
| 240 Santa Rosa Ave | 4/2 | 1,380 | $1,406,000 | $1,019 | 04/23/26 | 1924, 94112 |
| 219 Jules Ave | 3/2 | 1,312 | $1,300,000 | $991 | 05/19/26 | 1920, 94112 |
| 77 Ottawa Ave | 3/3.5 | 1,905 | $1,700,000 | $892 | 03/30/26 | 1927, 94112 |
| 537 Russia Ave | 4/2.5 | 1,908 | $1,175,000 | ~$616 | ~2026 | 1900, 94112, likely fixer |
Sunnyside/94112 median $/sqft: ~$905 (Redfin, 94112, YoY +19%)
Sunnyside median sale price: ~$1.5M (Feb 2026, +8.2% YoY)
Subject property at $1,385K ($733/sqft) is priced meaningfully below the 94112 median $/sqft — pricing in the heavy work required. The carriage house and attic are essentially unpriced in the comps. A restored 3/2 main house alone at $905/sqft (94112 median) × 1,515 sqft = $1,372K, before carriage house value. The list is roughly at-market for the main house as a project; the carriage house is the free option.
Red Flags¶
- Pest report is image-based — findings completely unknown. Home inspector flagged wood-destroying pest activity near rear addition and deteriorated mudsill + framing in multiple areas. Request Markoff report findings before offer. This is the single biggest unknown.
- Knob and tube wiring + 100A service — K&T throughout, ungrounded, improper splices, mixed K&T and romex. 100A service "marginally adequate." Full rewire + panel upgrade mandatory.
- Mudsill damaged at multiple areas — needs replacement. Anchor bolts insufficient. Cripple walls not braced with shear paneling. Girder/post connections not reinforced. Two posts on left side deteriorated.
- Rear addition framing non-conforming and deteriorated — structural issue with the rear addition beyond just pest damage.
- Gravity furnace, 40+ years old — end of life. Replacement required.
- Foundation walls below grade — moisture contact with framing members. Efflorescence and cracks on foundation walls. Basement partially inaccessible during inspection (blocked by stored items).
- Active soffit leak — water stains on underside of soffits. Confirmed active.
- Toilet closet permitted status unclear — inspector flagged it as "added after original construction" and recommended verifying permits. 3R report shows zero permits except a 1950 garage door installation — no bathroom additions ever permitted.
- 3R permit history: essentially blank — one permit in 119 years (1950 garage door). Any work done to this property since 1907 is almost certainly unpermitted. This includes the toilet closet.
- Energy inspection not completed — required pre-sale.
- 1907 construction — asbestos and lead paint probable throughout (floor tiles, duct work, paint layers). Untested.
- Wood floors in poor condition throughout interior — need extensive refinishing.
- Windows deteriorated throughout — many rooms.
- Deck at end of service life — replacement required.
- Front stair landing: moisture membrane failed, structural damage below — pest control recommended.
- Sewer scope not done — 119-year-old cast iron, critical to scope before offer.
Disclosed Defects by System¶
Structure / Foundation¶
| Issue | Source | Notes |
|---|---|---|
| Mudsill damaged at multiple areas | HI #51 | Replace mudsill |
| Not enough anchor bolts | HI #55 | Seismic deficiency |
| Cripple walls not braced | HI #56 | Seismic deficiency |
| Girder/post connections not reinforced | HI #57 | Optional but prudent |
| Two posts left side deteriorated | HI #54 | Floor structure risk |
| Rear addition framing non-conforming + deteriorated | HI #52 | Need structural + pest eval |
| Foundation efflorescence + cracks (front left + rear) | HI #47-48 | Monitor; no immediate action per inspector |
| Foundation walls below grade | HI #49 | Moisture risk, regrade recommended |
| Wood pest activity near rear addition | HI #61 | Pest scope required |
| Evidence of water entry in basement | HI #58 | Monitor + exterior waterproof |
Electrical¶
| Issue | Source |
|---|---|
| K&T + romex mix, K&T ungrounded | HI #86, #94 |
| Main disconnect substandard | HI #88 |
| 100A service marginally adequate | HI #89 |
| Improper wiring in numerous instances | HI #92 |
| Exposed wiring in several areas | HI #93 |
| Ungrounded 3-prong receptacles throughout | HI #96 |
| Closet light with exposed running splices | HI #241 |
| No GFCI in garage, laundry, or many bathrooms | HI #137, #102 |
| Several lights non-functional | HI #99 |
Plumbing¶
| Issue | Source |
|---|---|
| Surface deterioration on exposed piping; camera scope recommended | HI #118-119 |
| Gas piping near heaters corroded + rusted | HI #124 |
| Uncapped gas valve at old bedroom fireplace | HI #125 |
| No drain trap for washer | HI #207 |
| Toilet closet: angle stop leaking, toilet loose | HI #230-231 |
| Shower: valve handle leaking, diverter seal defective | HI #220 |
| Bathtub drain slow | HI #219 |
| Toilet on lead soil line sleeve | HI #217 |
HVAC¶
| Issue | Source |
|---|---|
| Gravity furnace 40+ years old — end of life | HI #161, #169 |
| No seismic shutoff valve on gas meter | HI #122 |
| Water heater seismic restraint minimal | HI #155 |
Roofing / Exterior¶
| Issue | Source |
|---|---|
| Active soffit leak (water stains) | HI #38 |
| Front stair moisture membrane failed, structural damage below | HI #31 |
| Deck in poor condition, end of service life | HI #30 |
| Shingle siding older, deterioration throughout | HI #18 |
| Several flashings rusted | HI #39 |
| Fencing at rear deteriorated | HI #34 |
| Several exterior doors/frames deteriorated | HI #22 |
Interior / Finishes¶
| Issue | Source |
|---|---|
| Wood floors poor condition throughout | HI #188 |
| Vinyl floor in dining room damaged | HI #195 |
| Bathroom: missing tiles, mildew, slow drain, leaking shower | HI #219-228 |
| Toilet closet: water stained wood floor, no permits | HI #233-237 |
| Front bedroom: water staining on ceiling | HI #244 |
| Kitchen: stove not fully functional | HI #180 |
| Kitchen: worn cabinets and counters | HI #176-177 |
| Windows deteriorated — multiple rooms | HI #23, #178, #245, #252 |
| Window moisture/leakage — living room | HI #189 |
3R Summary¶
One permit in 119 years: 1950 garage door installation. No active violations, no abatement proceedings. Not in mandatory seismic retrofit program. Energy inspection not completed (required). Zoning RH-1. The implication: anything done to this property post-1907 (toilet closet addition, rear addition, any improvements) is almost certainly unpermitted. Buyer should treat unpermitted work as a liability until confirmed otherwise.
The Development Thesis¶
The list price of $733/sqft underprices the lot and auxiliary structures. Three scenarios:
Scenario A — Restore only (main house)
Restore main house to 3/2 condition. No carriage house conversion, no attic build-out.
Finished value: ~1,515 sqft × $950/sqft = ~$1,440K
Scenario B — Main house + carriage ADU
Restore main house + convert 373 sqft carriage house (~14-ft ceilings) to permitted ADU/studio.
Finished value: ~$1,700–$1,900K (main house + ADU premium)
Scenario C — Full development (main + carriage ADU + attic build-out)
Add permitted attic conversion (1,310 sqft, high ceilings — could become primary suite + office or additional bedrooms).
Finished value: ~$2,200–$2,600K
This is the "once in a generation" scenario the brochure alludes to — a 3,000+ sqft Craftsman with detached ADU in Sunnyside.
Costs Estimate¶
Scenario A — Restore Only (Main House)¶
| Category | Low | Mid | High |
|---|---|---|---|
| Electrical (K&T rewire, panel → 200A) | $25K | $40K | $60K |
| Plumbing (sewer scope + gas + repairs) | $15K | $25K | $40K |
| Furnace replacement (forced air) | $15K | $20K | $25K |
| Structural: mudsill, posts, rear addition framing | $20K | $35K | $55K |
| Seismic retrofit (anchor bolts + cripple walls) | $15K | $25K | $35K |
| Foundation drainage + waterproofing | $5K | $10K | $20K |
| Pest remediation (unknown — image PDF) | $10K | $25K | $50K |
| Roof maintenance + soffit leak | $5K | $10K | $15K |
| Kitchen remodel | $50K | $75K | $100K |
| Bathroom (full bath restore) | $25K | $35K | $50K |
| Wood floor refinishing + dining vinyl | $10K | $15K | $20K |
| Windows throughout | $20K | $35K | $60K |
| Deck replacement | $10K | $15K | $25K |
| Exterior: siding, trim, stairs, fencing | $20K | $35K | $55K |
| Misc (GFCI, doors, hardware, paint, gas valve) | $10K | $15K | $25K |
| Permits + architect (basic repairs) | $15K | $20K | $30K |
| Total — Scenario A | ~$270K | ~$435K | ~$665K |
Scenario B add-on: Carriage House ADU¶
Add $100K–$200K (mid $150K) for permitted carriage house conversion.
Scenario C add-on: Attic Build-out¶
Add $150K–$300K (mid $200K) for permitted attic conversion.
Offer Strategy¶
Ceiling Calculation¶
| Scenario | Finished Value | − Costs (mid) | − Buffer | Ceiling |
|---|---|---|---|---|
| A: Restore only | $1,440K | −$435K | −$75K | ~$930K |
| B: Main + carriage ADU | $1,800K | −$585K | −$100K | ~$1,115K |
| C: Full development | $2,400K | −$785K (mid+ADU+attic) | −$150K | ~$1,465K |
List price of $1,385K is above the restore-only ceiling and squarely in the full-development range. This property does not work as a simple fixer — the math requires executing on the carriage house and/or attic.
Recommended Offer Approach¶
The pest report is the primary swing variable. Before any offer: 1. Get Markoff pest report findings — the inspector flagged rear addition framing, mudsill, and subfloor staining. If Section 1 findings are extensive, the repair scope shifts significantly. 2. Get a contractor to walk the rear addition — the non-conforming, deteriorated framing there is a structural issue independent of pest work. 3. Sewer scope — 119-year-old line, not scoped. $500 cost, could reveal $20–50K problem.
If pest report is moderate (under $30K Section 1) and sewer is clean:
- Full development buyer ceiling: $1,300–$1,400K
- Restore-only buyer ceiling: ~$900K (well below list — not competitive)
The right opening offer, acknowledging the work scope, is $1,250–$1,300K with standard contingencies. Seller has low floor, no mortgage, and this property will appeal to a narrow pool (it's not a turnkey buy) — time on market will work in your favor if it sits.
Seller profile supports patience. Three siblings in a trust, first sale in 64 years. No mortgage urgency. A clean offer with large earnest money ($50K+) and 21-day inspection will be compelling even at $1,250K — they net a large gain at any price above roughly $50–100K (closing costs + trust admin).
Before Offer Checklist¶
- [ ] Get Markoff pest report text — image PDF unreadable; call Markoff directly or request from listing agent. Section 1 findings are essential.
- [ ] Contractor walk: rear addition — non-conforming framing + pest activity = structural wildcard.
- [ ] Sewer scope — 119-year-old line, not scoped. Must do before committing.
- [ ] Electrician quote — K&T rewire + 200A service upgrade; wide cost range.
- [ ] Confirm carriage house condition — separate structure; inspection coverage was limited.
- [ ] Pull 3R for rear structure (file 18 in disclosure package, already provided) — confirm carriage house legal status.
- [ ] Confirm toilet closet permit status — inspector flagged as unpermitted addition. 3R confirms no permit history.
- [ ] Confirm energy inspection status — required pre-close; may delay escrow.
Notes¶
- The brochure calls this a "once-in-a-generation offering" — for Sunnyside, that's not hyperbole. Detached Craftsman with carriage house on a double lot, first sale in 64 years.
- The $733/sqft list is cheap vs. the 94112 median ($905/sqft) but the work scope is real. The math works for a full-development buyer, not a light-touch renovator.
- The attic (1,310 sqft, high ceilings) is the hidden gem — not currently living space, unpermitted, but converting it would add more square footage than the entire current main floor. A full conversion + carriage ADU would create a Craftsman compound entirely unlike anything else in Sunnyside.
- Watch competing offers: this is listed at an approachable price point for a significant project, and the architectural character (beamed ceilings, 10-ft ceilings, original moldings) will attract preservation-minded buyers willing to pay up.