34 Stanford Heights Avenue, San Francisco CA 94127¶
List price: $995,000 ($881/sqft)
Neighborhood: Miraloma Park (SF District 4)
Type: 2 bed / 2 bath attached SFH + panoramic North/West views
Size: 1,129 sqft living, 2,522 sqft lot (0.058 acres) | Built: 1960
Zoning: RH-1 | No HOA
Parking: Attached 1-car garage (interior access, garage door opener, 2 remotes)
Seller: Lee Family Trust — owned since April 1973 ($29,500 purchase price). Mother lived there 50+ years, recently deceased. Siblings/adult children selling; none have lived there for 30+ years. Prop 13 assessed $75,724 (2025); taxes $924/yr. No recorded mortgage.
MLS#: 426136711 | APN: 3027A-098
Listing agents: Stacy Chui + Allen Ching, Sequoia Real Estate
Escrow: WFG National Title (Diana Ou-Yang) | Offer date: TBD
Status: Active, listed June 4, 2026. Open houses June 6–7.
Full disclosure package reviewed (TDS, SFSD, AVID, earthquake report, preliminary title, termite report dated 06/01/2026 — text not extractable, image-based PDF)
Seller Context¶
Trust sale with essentially zero financial floor. Basis is $29,500 from 1973. No mortgage. Siblings are selling a house none of them have lived in for three decades — the seller disclosure is filled with "Don't Know" and qualifications like "my awareness of property issues are from visiting my mother who lived on this property for over 50 years." They have no emotional attachment to a number; they want to close cleanly. Large earnest money and flexible close date are worth $50–75K in negotiation here.
Comps — March–June 2026¶
| Address | B/B | Sqft | Sold | $/sqft | Date | Notes |
|---|---|---|---|---|---|---|
| 674 Rockdale Dr | 2/1 | 1,150 | $1,551,000 | $1,348 | 05/07/26 | AS-IS fixer, trust sale, K&T wiring, seismic issues, 1930 |
| 67 Molimo Dr | 3/2 | 1,430 | $1,700,000 | $1,189 | 05/12/26 | — |
| 358 Los Palmos Dr | 3/2 | 1,297 | $1,900,000 | $1,464 | 04/08/26 | Likely renovated |
| 100 Chaves Ave | 2/2 | 1,565 | $1,975,000 | $1,263 | 03/26/26 | — |
| 55 Marietta Dr | 2/1 | 1,520 | $2,075,000 | $1,365 | 03/23/26 | Likely renovated |
Working $/sqft — renovated Miraloma SFH: ~$1,250–$1,400/sqft
Working $/sqft — AS-IS fixer (per 674 Rockdale): ~$1,350/sqft — but 674 did not have foundation settlement, which is a meaningful downward distinction
Miraloma market median (last 12 months): ~$1,750,000. Average $/sqft: ~$975 all-in.
Renovated value estimate for subject (2/2, 1,129 sqft, panoramic views):
Extra bath vs. 674 Rockdale and 55 Marietta adds value; views add premium; smaller lot than most comps. Working estimate: $1,450–$1,600K renovated/stabilized.
Red Flags¶
- Foundation settlement — disclosed explicitly. The TDS overflow states: "Foundation has a crack in both the ground floor of the house and in the backyard slab. The second story floor appears uneven and leans toward the back of the house." The slab has a horizontal crack running through it. The SFSD confirms "the house appears to be leaning toward the backyard." This is not a hairline crack — it is a disclosed structural movement. Structural engineer assessment is mandatory before any offer.
- Not bolted to foundation, no seismic upgrades. Earthquake hazard report: home is on a hillside, multiple questions answered No or Don't Know — cripple wall bracing, concrete piers, unreinforced masonry foundation, tall foundation walls. Combined with the active settlement disclosure, seismic exposure is high.
- Floors uneven and sloping — confirmed in both TDS and SFSD overflow. Subfloor leveling or structural jacking required.
- Retaining wall problems — SFSD D.25 checked Yes. Likely the hillside retaining wall toward the backyard (consistent with the leaning direction).
- Termite report (June 1, 2026) is image-based — findings not text-extractable. Request from listing agent before offer.
- Kitchen partially non-functional — only 2 of 4 burners work; sometimes need manual ignition.
- Kitchen GFCI non-functional — electrical.
- 1960 construction — asbestos and lead paint probable, untested.
- Backyard fence deteriorating — disclosed in TDS.
- Seller knowledge is limited — siblings haven't lived there in 30 years. All answers are second-hand from visiting their elderly mother. Unknown unknowns are higher than a typical seller-occupied sale.
Disclosed Defects — Full Detail¶
Tier 1 — Structural / Foundation (Highest Risk)¶
| Issue | Source | Implication |
|---|---|---|
| Foundation crack — both ground floor and backyard slab | TDS overflow | Active settlement or past movement. Needs SE evaluation to determine cause, extent, and repair method. |
| Slab cracks — horizontal crack running through ground floor slab + backyard slab | TDS overflow | Horizontal cracks in slabs often indicate lateral pressure (hillside) or foundation movement. Costly if soil remediation required. |
| House leaning toward backyard | TDS (C.7 Yes), SFSD overflow | Active or arrested? Critical distinction. If ongoing, repair is far more complex and expensive. |
| Floors uneven, sloped toward backyard (both upper and lower level) | TDS overflow, SFSD overflow | Consistent with foundation/post settlement. May require structural jacking, new posts/piers, or subfloor rebuild. |
| Retaining wall problems — settlement, movement, leaning, or cracking | SFSD D.25 Yes | Hillside retaining wall likely involved in the leaning direction. May require rebuild or engineering repair. |
| Home NOT bolted to foundation (probable) | Earthquake report | On a hillside, without bolt anchors, seismic damage can be catastrophic. |
| Cripple walls NOT braced | Earthquake report Q3a | Standard seismic weakness for 1960s SF SFH. Combined with active settlement = compounded risk. |
| Unreinforced masonry foundation | Earthquake report Q4 | 1960 concrete block or masonry foundation — standard for era, but adds to seismic exposure on hillside. |
| Tall hillside foundation walls NOT braced | Earthquake report Q5a | Specific to hillside configuration. High seismic vulnerability. |
| Tall posts/columns NOT strengthened | Earthquake report Q5b | Substructure posts on hillside property — standard weakness, significant repair cost. |
Tier 2 — Systems¶
| Issue | Source | Est. Cost |
|---|---|---|
| GFCI non-functional in kitchen | TDS | $200–500 (but triggers full electrical inspection) |
| Range: 2 of 4 burners non-functional | TDS | $500–2,000 (replace appliance) or as-part-of kitchen remodel |
| 1960 electrical system — no disclosure of rewire; likely original or partial | Assumed | Full panel + branch circuit audit needed before offer |
Tier 3 — Cosmetic / Maintenance¶
| Issue | Source |
|---|---|
| Backyard fence deteriorating | TDS overflow |
| Interior walls repainted pre-sale | SFSD overflow |
| Furnace type and age — not disclosed | Unknown; budget for replacement |
| Roof type/age — "Don't Know" on TDS | MLS says "Don't Know" on roof age; need inspection |
Cleared — No Issue Found¶
- Not in flood zone, fire hazard zone, or Alquist-Priolo earthquake fault zone
- No HOA, no CC&Rs
- No litigation, no abatement notices, no code violations on record
- No Ellis Act or owner move-in eviction history
- Clean title (per preliminary title report); seller is successor trustee with clear authority
- No hazardous waste contamination disclosed
- Not a soft-story building, not UMB listed
Seismic Profile¶
1960 SFH on a hillside in Miraloma Park. Earthquake hazard report answered multiple questions No or Don't Know:
| Question | Answer | Risk |
|---|---|---|
| Water heater braced | Yes | No issue |
| Home bolted to foundation | Don't Know | Likely not — add to SE scope |
| Cripple walls braced | Don't Know / No | High seismic risk |
| Concrete piers strengthened | Don't Know | Hillside vulnerability |
| Unreinforced masonry foundation strengthened | Don't Know | Standard era weakness |
| Tall hillside foundation walls braced | No | High seismic risk specific to this site |
| Tall posts/columns strengthened | No | High seismic risk |
Combined with the active foundation settlement disclosure, this property has one of the more significant seismic/structural risk profiles possible for a 1960s SF SFH. The house leaning toward the backyard and the "Don't Know" + "No" answers on the earthquake report are not independent — they point to the same root cause: hillside soil/foundation movement that has likely been underway for years.
Costs Estimate¶
Foundation/structural is the critical wildcard. Two scenarios:
Scenario A — Foundation Work Moderate (arrested settlement, crack repair + bolting + seismic retrofit)¶
| Category | Low | High | Mid |
|---|---|---|---|
| Structural engineer assessment | $3K | $6K | $4K |
| Foundation crack repair + crack injection | $15K | $40K | $27K |
| Seismic retrofit (bolt + cripple walls + posts + mudsill) | $30K | $60K | $45K |
| Retaining wall repair | $10K | $30K | $20K |
| Subfloor leveling / jacking | $10K | $25K | $17K |
| Kitchen gut + remodel | $60K | $100K | $80K |
| 2 bathrooms (upper + lower) | $40K | $70K | $55K |
| Electrical (panel check, GFCI, updates) | $10K | $25K | $17K |
| Termite repairs (unknown — image PDF) | $5K | $25K | $15K |
| Asbestos + lead testing/abatement | $10K | $25K | $17K |
| Fence replacement | $5K | $15K | $10K |
| Misc (paint, appliances, landscaping) | $15K | $30K | $22K |
| Architect + permits | $15K | $30K | $22K |
| Total — Scenario A | ~$228K | ~$481K | ~$351K |
Scenario B — Foundation Work Major (active movement, underpinning / pier system required)¶
Add $100–200K to foundation/structural line above. Total: $330K–$680K, mid ~$500K.
Offer Strategy¶
Ceiling Calculation¶
| Scenario A (moderate foundation) | Scenario B (major foundation) | |
|---|---|---|
| Renovated value | $1,500K | $1,500K |
| − Works (mid) | −$351K | −$500K |
| − Risk buffer | −$75K | −$100K |
| Ceiling | ~$1,074K | ~$900K |
List price is $995,000 — squarely within Scenario A ceiling. But you cannot know which scenario applies without a structural engineer. The disclosed leaning and slab cracks are more consistent with Scenario B than Scenario A.
Recommended Offer Approach¶
| Scenario | SE Findings | Recommended Offer |
|---|---|---|
| SE confirms arrested/cosmetic — cracks stable, no active movement, standard bolt + seismic scope | $900K–$975K | ~5–10% discount from list for known structural risk |
| SE confirms moderate movement — some post/pier issues, addressable with $60–100K scope | $850K–$925K | Meaningful discount; negotiate toward $900K |
| SE confirms active movement / underpinning required | $700K–$850K or pass | Major discount; seller may not accept |
Seller profile strongly supports aggressive negotiation. $29,500 basis from 1973. No mortgage. Siblings selling a house they haven't lived in for 30 years. Their floor is essentially zero — they will net a large gain at any realistic price. They care more about a clean, certain transaction than squeezing price. A strong earnest money deposit ($50K+) and a short inspection period (10–12 days) after your SE walk will be more compelling than competing offers with financing contingencies.
Do not offer above $975K without a structural engineer walkthrough. The foundation settlement makes the list price a coin flip at best.
Before Offer Checklist¶
- [ ] Structural engineer walkthrough — scope: foundation crack evaluation, cause of leaning (active vs. arrested), slab cracks, retaining wall, underpinning need, seismic retrofit scope. This determines the entire offer range.
- [ ] Request termite report findings from listing agent — PDF is image-based and unreadable. Ask for a text version or summary of Section 1 items.
- [ ] Electrician walk — 1960 wiring, panel condition, GFCI, any K&T.
- [ ] Roof inspection — age unknown ("Don't Know" per TDS); could be original 1960.
- [ ] Get actual floor slope measurement during inspection — a digital level on the floors will show inches per foot. More than ¼"/ft is significant.
- [ ] Ask about water/moisture history — foundation cracks + hillside = potential water infiltration. Check basement for staining, efflorescence.
- [ ] Sewer scope — 1960 cast iron lateral, 66 years old.
- [ ] Confirm offer date — listed as TBD; no competing deadline yet as of June 7.
Notes¶
- 674 Rockdale Dr (also in this tracker) sold May 7, 2026 for $1,551,000 — useful nearby comp for Miraloma Park AS-IS pricing, though 674 did not have foundation settlement.
- The lower level "bonus room formerly used as 3rd bedroom" has a permitted full bath (per MLS). Verify this with the 3R report — MLS says it's permitted but the lower level is described as garage + bonus room, and 1960-era bonus spaces are often unpermitted.
- Panoramic North/West views are genuine upside and distinguishing. Worth $75–150K over an equivalent non-view property once renovated.
- The SF District 4 market is strong: median $1.75M, +9% YoY. Even a small, well-renovated 2/2 with views should hold value well.