A larger-than-average 3-bedroom condominium in a low-density 3-unit building, with sweeping city views, an open and light-filled floor plan, updated kitchen and baths, and private outdoor space. Premium Lower Pacific Heights location near Lafayette Park, the Fillmore Street corridor, and transit. Currently vacant and move-in ready.
An expanded comp set spanning Pacific Heights, Cow Hollow, Lower Pac Heights, NOPA, Cole Valley, Alamo Square, Anza Vista, Duboce Triangle, and Van Ness/Civic Center. Closings between January and May 2026, prices spanning $1.19M to $3.83M. The aggregate signal is striking: properties are trading +19.2% over list on average with median days on market under three weeks, and median sold $/sf has climbed to $1,473/sf — 20.2% above 2033 Pine’s $1,225/sf list price.
Subject pinned in green at center, showing list price per square foot ($1,225/sf). Each comp marker shows its sold $/sf, color-coded along a gradient from rose (low) to green (high). Click any marker for full detail and a link to the Zillow listing. The closest comparable is 1961 California Street at 0.19 miles — one block over in Pacific Heights, sold at $1,568/sf in March 2026. The three closest comps (1961 California, 1523 Franklin, 2459 Buchanan) are all under 0.35 miles away and averaged $1,643/sf.
All 3-bedroom closings across the broader corridor — 22 condominiums plus one single-family home (245 Pixley, tagged SFR) included from the MLS comp set. Each card leads with sold $/sf alongside list $/sf — the lift between them is the market signal. Distance from 2033 Pine appears in the top tag; comps within a half-mile are flagged green. The four closest comparables (1961 California, 1523 Franklin, 2459 Buchanan, 1 Daniel Burnham) are all under 0.45 miles.
All 22 comparable closings with valid sqft data, sorted by sold price per square foot. 2033 Pine’s list $/sf ($1,225) is pinned at the top as the reference line. Green bars are comps that sold above the subject’s list $/sf, rose bars are comps that sold below. Sixteen of twenty-two valid comps sold above $1,225/sf — including the three closest properties — strongly suggesting the listing is priced for competitive bidding. Distance from 2033 Pine shown on the right.
Default sort is by distance from 2033 Pine (closest first). Click any column header to re-sort. Subject row pinned at top. All figures sourced from San Francisco MLS; 23 verified closings between January and May 2026.
| Address | Distance | Sq Ft | List $/sf | Sold $/sf | $/sf Lift | Sale | DOM |
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Synthesized from the GCIS Home Inspection (5/7/2026), Markoff Pest Report (5/5/2026), TDS/SF Seller Disclosures, Title Preliminary Report, CC&Rs/Condo Plan, Parking/Storage Disclosure, and HOA financial documents. The headline: solid “as-is” older condo with no deal-killers, but the small 3-unit HOA structure concentrates risk and reward.
2033 Pine is listed at $1,225/sf — 20.2% below the combined comp median ($1,473/sf) and 18.7% below the combined average ($1,454/sf) across the 22 valid 3-bedroom closings in this corridor. The three closest comparable properties — 1961 California (0.19 mi, $1,568/sf), 1523 Franklin #PH8 (0.31 mi, $1,596/sf), and 2459 Buchanan (0.33 mi, $1,766/sf) — averaged $1,643/sf, a 34% premium over the subject’s list. The data does not support the conclusion that 2033 Pine is fairly listed; it strongly suggests the property is priced for aggressive over-list bidding.
Applying the combined comp median $/sf to 2033 Pine’s 1,710 sqft yields a fair-value benchmark near $2.52M. Even discounting for the 1910 building’s soft-story-era status, the small 3-unit HOA dynamics, the unverified sewer lateral, and the $10–20K pre-close budget the disclosure review identified, a sale in the $2.4M–$2.65M range remains well-supported by the comparable evidence. The closest three comps alone suggest the upside could push higher in a competitive bidding scenario.
Realistic offer strategy: in a market where this corridor is clearing +19.2% over list with 18-day average DOM, expect multiple bidders. An opening offer at $2.35M–$2.45M with shortened contingencies likely makes the first cut; a stretch offer toward $2.6M may be required if the sewer/HOA reviews come back clean and the buyer wants to win. The decisive question is whether the building’s 1910 soft-story risk and 3-unit HOA dynamics warrant a meaningful discount off the $1,473/sf comp median, or whether they’re already priced into the $1,225/sf list. Disclosure findings suggest the latter.