Paul Barbagelata and Shameran Anderer Present
Prime Dolores Heights Investment
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$2,695,000
3951-3957 20th Street, San Francisco
All Property Photos
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Property Description
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Prime Dolores Heights Investment
3951–3957 20th Street | San Francisco, CA
APNs: 3605-062 & 3605-061
Property Overview
Rare offering — first time on the market in over 80 years. This iconic four-unit building sits on one of San Francisco’s most sought-after blocks in Dolores Heights, just moments from the famed Mission Dolores Park and the historic Golden Fire Hydrant at 20th & Church.
Set across two parcels totaling a generous 50’ x 114’ lot, the property features four well-proportioned two-bedroom residences, each with access to storage and shared laundry. The expansive rear yard creates a true urban oasis with garden and patio space, offering both lifestyle appeal and potential for future development (buyer to verify ADU possibilities).
Upper units enjoy sweeping downtown San Francisco views, while the vacant unit presents a compelling opportunity for owner-occupancy or rental repositioning. All units are 2 bed/1 bath, with a common laundry room and separate storage.
Unit Configuration and Income
3951 - 2 BR / 1BA (Vacant) Projected Rent: $4,700/month
3953 - 2BR / 1BA + Bonus - Month to Month Tenant @ $2,518.66/month
3955 - 2BR / 1BA - Month to Month Tenant @ $4,004.15/month*
3957 - 2BR / 1BA - Month to Month Tenant @ $2,670.00
*Unit 3955 has 10.6% banked rent potential
Operating Expenses (2025 Estimates)
Estimated Total Expenses: $43,236/year (management not included)
GRM 16.17
Cap Rate 4.58
Price Per Square Foot $810
$673,750 Price Per Unit
Miscellaneous
3951–3957 20th Street | San Francisco, CA
APNs: 3605-062 & 3605-061
Property Overview
- Year Built: 1907
- Building Size: 3,325 sq. ft.
- Lot Size: 50’ x 114’
- Units: Four (4) 2BR / 1BA units
- Parking: Available
- Tenancy: All units currently month-to-month
Rare offering — first time on the market in over 80 years. This iconic four-unit building sits on one of San Francisco’s most sought-after blocks in Dolores Heights, just moments from the famed Mission Dolores Park and the historic Golden Fire Hydrant at 20th & Church.
Set across two parcels totaling a generous 50’ x 114’ lot, the property features four well-proportioned two-bedroom residences, each with access to storage and shared laundry. The expansive rear yard creates a true urban oasis with garden and patio space, offering both lifestyle appeal and potential for future development (buyer to verify ADU possibilities).
Upper units enjoy sweeping downtown San Francisco views, while the vacant unit presents a compelling opportunity for owner-occupancy or rental repositioning. All units are 2 bed/1 bath, with a common laundry room and separate storage.
Unit Configuration and Income
3951 - 2 BR / 1BA (Vacant) Projected Rent: $4,700/month
3953 - 2BR / 1BA + Bonus - Month to Month Tenant @ $2,518.66/month
3955 - 2BR / 1BA - Month to Month Tenant @ $4,004.15/month*
3957 - 2BR / 1BA - Month to Month Tenant @ $2,670.00
*Unit 3955 has 10.6% banked rent potential
- Total Monthly Income: $13,892.81
- Annual Gross Income: $166,713.72
- Laundry Income: ~$1,200/year
Operating Expenses (2025 Estimates)
- Insurance: $4,800/year
- PG&E: $1,200/year
- Water: $3,600/year
- Garbage: $1,836/year
- New property taxes $31,800
Estimated Total Expenses: $43,236/year (management not included)
GRM 16.17
Cap Rate 4.58
Price Per Square Foot $810
$673,750 Price Per Unit
- Heat:
- Lower units: Gravity furnaces
- Upper units: Wall furnaces (~5 years old)
- Electrical:
- Circuit breakers
- Meters:
- Gas & Electric: Individually metered per unit
- Separate meter for common/laundry
- Water: Single meter (owner-paid)
- Fire & Life Safety:
- Hardwired smoke detectors in hallways & garage
- Battery-operated detectors in unit
- Exterior Paint: Completed January (recent)
- Roof: Approx. 10 years old
walkthrough
Property Tour
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about this
Neighborhood
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Located at the intersection of the Mission, Castro, and Noe Valley neighborhoods, Dolores Heights offers a unique topographical experience defined by dramatic hillside streets and exceptional city views.
22nd Street and Church Street provide primary commercial access, offering residents diverse dining, shopping, and essential services. Transportation options include multiple Muni bus lines, with convenient connections to regional transit systems that link the neighborhood to broader San Francisco.
The neighborhood's architecture features an exceptional collection of Victorian and Edwardian homes, many perched dramatically on steep hillsides. Carefully maintained houses showcase intricate architectural details, with many structures offering panoramic views of the San Francisco Bay and downtown skyline. Dolores Park, located at the neighborhood's edge, provides a green space that serves as a community gathering point.
From its steeply pitched streets to its meticulously preserved homes, Dolores Heights represents a unique urban environment where San Francisco's topographical complexity meets residential design. The area offers residents an extraordinary living experience that blends architectural heritage, natural beauty, and urban convenience.
22nd Street and Church Street provide primary commercial access, offering residents diverse dining, shopping, and essential services. Transportation options include multiple Muni bus lines, with convenient connections to regional transit systems that link the neighborhood to broader San Francisco.
The neighborhood's architecture features an exceptional collection of Victorian and Edwardian homes, many perched dramatically on steep hillsides. Carefully maintained houses showcase intricate architectural details, with many structures offering panoramic views of the San Francisco Bay and downtown skyline. Dolores Park, located at the neighborhood's edge, provides a green space that serves as a community gathering point.
From its steeply pitched streets to its meticulously preserved homes, Dolores Heights represents a unique urban environment where San Francisco's topographical complexity meets residential design. The area offers residents an extraordinary living experience that blends architectural heritage, natural beauty, and urban convenience.
Paul Barbagelata
BarbCo Real Estate
Broker Associate
- DRE:
- #01043609
- Mobile:
- 415.279.3834
- Office:
- 415-759-2500
www.RealEstateSF.com
Shameran Anderer
www.Shameran.com
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Paul Barbagelata
BarbCo Real Estate
Broker Associate
- DRE:
- #01043609
- Mobile:
- 415.279.3834
- Office:
- 415-759-2500
Shameran Anderer