Oct 09, 2026
COMPARATIVE MARKET ANALYSIS
955 Bay Street Joske Thompson Global Real Estate Advisor, CIPS, FIABCI | DRE 00843865 joske.thompson@compass.com 415.608.2233
Subject property San Francisco, CA 94109
955 Bay St OFF MARKET
TRANSACTION INFORMATION Original Listing Price Last Asking Price Closing Price -
Bedrooms Baths Square Feet HOA Fees Year Built Studio 2 1,675 1946
LISTING DESCRIPTION
PPSF Listed Date Contract Date Sold Date DOM - Days on Market -
Location of comparables
Oct 09, 2026
1
6
3
5 2 4
Map data ©2026 Google Report a map error
ADDRESS
STATUS
BEDS
BATHS
SQFT
PRICE
$/SQFT
DOM
1
2540 Leavenworth Street
Active
1
1
882
$1,295,000
$1,468
7
2
51 Priest Street
Pending
3
2.5
1880
$1,995,000
$1,061
25
3
847 Greenwich Street
Closed
2
985
$1,300,000
$1,320
14
4
1110 Taylor Street
Closed
2
1
1649
$1,700,000
$1,031
51
5
22 Morrell Street
Closed
1
1
1068
$1,425,000
$1,334
33
6
165 Valparaiso Street
Closed
4
3
1757
$2,350,000
$1,338
52
Side-by-Side Comparison
Oct 09, 2026
SUBJECT
COMP #1
COMP #2
COMP #3
955 Bay St, San Francisco, CA 94109
2540 Leavenworth St, San Francisco, CA 94133
51 Priest St, San Francisco, CA 94109
847 Greenwich St, San Francisco, CA 94133
-
ACTIVE
PENDING
CLOSED
Studio
1
3
-
2
1
2.5
2
1,675
882
1,880
985
PPSF
-
$1,468
$1,061
$1,320
ORIGINAL LISTING PRICE
-
$1,295,000
$1,995,000
$1,188,000
LAST ASKING PRICE
-
$1,295,000
$1,995,000
$1,188,000
CLOSING PRICE
-
-
-
$1,300,000
HOA FEES
-
-
-
-
CONDO/CO-OP FEES
-
-
-
-
TAXES
-
-
-
-
LISTED DATE
-
Oct 01, 2026
Sep 07, 2026
Jun 04, 2026
ADDRESS
STATUS
BEDROOMS
BATHS
SQUARE FEET
Side-by-Side Comparison
Oct 09, 2026
SUBJECT
COMP #1
COMP #2
COMP #3
955 Bay St, San Francisco, CA 94109
2540 Leavenworth St, San Francisco, CA 94133
51 Priest St, San Francisco, CA 94109
847 Greenwich St, San Francisco, CA 94133
CONTRACT DATE
-
-
Oct 02, 2026
Jun 18, 2026
SOLD DATE
-
-
-
Jul 21, 2026
DOM - DAYS ON MARKET
-
7
25
14
25 SF / 0.00 AC
3,053 SF / 0.07 AC
1,023 SF / 0.02 AC
1,019 SF / 0.02 AC
Single Family
Single Family
Single Family
Single Family
1946
1900
1908
1907
ADDRESS
LOT SIZE
PROPERTY TYPE
YEAR BUILT
Side-by-Side Comparison
Oct 09, 2026
SUBJECT
COMP #4
COMP #5
COMP #6
955 Bay St, San Francisco, CA 94109
1110 Taylor St, San Francisco, CA 94108
22 Morrell St, San Francisco, CA 94109
165 Valparaiso St, San Francisco, CA 94133
-
CLOSED
CLOSED
CLOSED
Studio
2
1
4
2
1
1
3
1,675
1,649
1,068
1,757
PPSF
-
$1,031
$1,334
$1,338
ORIGINAL LISTING PRICE
-
$1,700,000
$1,495,000
$2,395,000
LAST ASKING PRICE
-
$1,700,000
$1,495,000
$2,395,000
CLOSING PRICE
-
$1,700,000
$1,425,000
$2,350,000
HOA FEES
-
-
-
-
CONDO/CO-OP FEES
-
-
-
-
TAXES
-
-
-
-
LISTED DATE
-
Apr 01, 2026
Mar 27, 2026
Mar 05, 2026
ADDRESS
STATUS
BEDROOMS
BATHS
SQUARE FEET
Side-by-Side Comparison
Oct 09, 2026
SUBJECT
COMP #4
COMP #5
COMP #6
955 Bay St, San Francisco, CA 94109
1110 Taylor St, San Francisco, CA 94108
22 Morrell St, San Francisco, CA 94109
165 Valparaiso St, San Francisco, CA 94133
CONTRACT DATE
-
May 22, 2026
Apr 29, 2026
Apr 26, 2026
SOLD DATE
-
May 26, 2026
May 15, 2026
May 26, 2026
DOM - DAYS ON MARKET
-
51
33
0
25 SF / 0.00 AC
1,840 SF / 0.04 AC
2,583 SF / 0.06 AC
1,197 SF / 0.03 AC
Single Family
Single Family
Single Family
Single Family
1946
1906
1906
-
ADDRESS
LOT SIZE
PROPERTY TYPE
YEAR BUILT
Comparable property #1 San Francisco, CA 94133
2540 Leavenworth St OPEN: 10/9 12:00PM - 01:00PM
TRANSACTION INFORMATION Original Listing Price $1,295,000 Last Asking Price $1,295,000 Closing Price -
Bedrooms Baths Square Feet HOA Fees Year Built 1 1 882 1900
PPSF $1,468 Listed Date Oct 01, 2026
Listing description 2540 Leavenworth presents a rare opportunity to acquire an oversized 110' x 28' parcel totaling over 3,000 square feet in a premier Russian Hill location. Set back from the street on an exceptionally deep lot, this charming one-bedroom Victorian cottage features a sunroom, beautiful period details throughout, a garden setting, garage, outdoor deck, and peekaboo views, capturing the timeless character of classic San Francisco architecture. With its exceptional lot size, the property offers compelling possibilities for a contractor, builder, developer, or visionary owner-user to explore expansion, transformation, or a broader redevelopment strategy. For a buyer drawn to the charm and character of a classic San Francisco cottage, the home also presents an opportunity to move in and thoughtfully upgrade over time, preserving its architectural details while creating a residence tailored to modern living. Whether enhanced as a charming Russian Hill retreat, expanded over time, or comprehensively reimagined, 2540 Leavenworth offers an exceptional canvas to realize its full potential in one Continued on next page
Contract Date Sold Date DOM - Days on Market 7
Comparable property #1 San Francisco, CA 94133
2540 Leavenworth St Listing description (continued) of San Francisco's most coveted neighborhoods. Unique Adjacent Property Opportunity: 2540 Leavenworth (MLS ID 426166831) and 2508 Leavenworth are both offered for sale, presenting a rare opportunity to acquire the properties individually or together for expanded development, investment, or residential possibilities. Family member living on the property and vacating on October 16. Delivered Vacant at the COE
TRANSACTION INFORMATION Original Listing Price $1,295,000 Last Asking Price $1,295,000 Closing Price PPSF $1,468 Listed Date Oct 01, 2026 Contract Date Sold Date DOM - Days on Market 7
Comparable property #1 2540 Leavenworth St
Comparable property #2 San Francisco, CA 94109
51 Priest St PENDING
TRANSACTION INFORMATION Original Listing Price $1,995,000 Last Asking Price $1,995,000 Closing Price -
Bedrooms Baths Square Feet HOA Fees Year Built 3 2.5 1,880 1908
PPSF $1,061 Listed Date Sep 07, 2026
Listing description Beautifully renovated and professionally designed Italianate Victorian perched atop prestigious Nob Hill. Located on one of San Francisco's most unique pedestrian lanes, this exceptional residence offers privacy, character, and timeless architecture in the heart of the city. Originally built in 1908, the 1,880 sq. ft. home features two bedrooms, two full baths, a powder room, formal living and dining rooms, a gourmet kitchen, dedicated office, and an inviting entertainment room that opens to a spectacular deck with unobstructed Golden Gate Bridge views. The primary suite enjoys bay views and a beautifully appointed en suite bath with dual vanities, while the guest suite is equally well-appointed. The bright chef's kitchen is equipped with premium stainless steel appliances, an industrial gas range, convection oven, and generous workspace, making it ideal for both everyday living and entertaining. Just two blocks from Grace Cathedral and moments from Huntington Park, world-class dining, shopping, hotels, cable cars, and the Financial District, this is a rare opportunity to own a Continued on next page
Contract Date Oct 02, 2026 Sold Date DOM - Days on Market 25
Comparable property #2 San Francisco, CA 94109
51 Priest St Listing description (continued) thoughtfully updated historic home in one of San Francisco's most iconic neighborhoods. An added opportunity awaits in the unfinished lower level, where previously approved plans for an Accessory Dwelling Unit (ADU) offer future expansion potential. Buyers are encouraged to investigate the recorded approvals and applicable City requirements. TURNKEY: The residence is being offered furnished, with most furniture and furnishings included, creating a truly move-in-ready opportunity. PARKING: A parking garage is conveniently located directly across from the bottom of the Priest Street stairs. The property is currently on the garage waitlist, which can be transferred to the buyer. Parking availability is anticipated within approximately 2-4 months at $450/month, subject to garage availability and terms. Please note: The residence is accessed via a pedestrian lane with approximately 57 steps from the sidewalk to the front door, offering a uniquely quiet and private setting rarely found in Nob Hill.
TRANSACTION INFORMATION Original Listing Price $1,995,000 Last Asking Price $1,995,000 Closing Price PPSF $1,061 Listed Date Sep 07, 2026 Contract Date Oct 02, 2026 Sold Date DOM - Days on Market 25
Comparable property #2 51 Priest St
Comparable property #3 San Francisco, CA 94133
847 Greenwich St CLOSED 7/21/26
SOLD 9.4% ABOVE ASKING
TRANSACTION INFORMATION Original Listing Price $1,188,000 Last Asking Price $1,188,000 Closing Price $1,300,000
Bedrooms Baths Square Feet HOA Fees Year Built 2 985 1907
PPSF $1,320 Listed Date Jun 04, 2026
Listing description First time on the market in over 60 years. Proudly held by the same family through multiple generations, this rare opportunity offers a chance to own a piece of San Francisco history in one of the city's most desirable neighborhoods. The thoughtfully designed floor plan offers comfortable living spaces with an abundance of natural light throughout. Generously sized bedrooms provide flexibility for family living, guest accommodations, while the bathrooms are well-positioned. The home's inviting layout includes expansive living and dining areas that create a warm and welcoming atmosphere. Large windows capture neighborhood views and natural light, enhancing the sense of space and comfort throughout the home. The functional floor plan presents an excellent opportunity for personalization or modernization. Ideally situated in the heart of North Beach/Russian Hill, the property enjoys exceptional access to some of San Francisco's most iconic destinations. Little Italy, Chinatown, the Financial District, Downtown, and the Waterfront are all just moments away, offering world-class dining, Continued on next page
Contract Date Jun 18, 2026 Sold Date Jul 21, 2026 DOM - Days on Market 14
Comparable property #3 San Francisco, CA 94133
847 Greenwich St Listing description (continued) shopping, entertainment, and cultural attractions. Commuters will appreciate the outstanding transportation options, including nearby Muni lines, cable cars, and convenient access to Highway 101, Interstate 80, and the Bay Bridge. The location boasts excellent walkability and transit connectivity, making it easy to enjoy everything the city has to offer.
TRANSACTION INFORMATION Original Listing Price $1,188,000 Last Asking Price $1,188,000 Closing Price $1,300,000 PPSF $1,320 Listed Date Jun 04, 2026 Contract Date Jun 18, 2026 Sold Date Jul 21, 2026 DOM - Days on Market 14
Comparable property #3 847 Greenwich St
Comparable property #4 San Francisco, CA 94108
1110 Taylor St CLOSED 5/26/26
VIRTUAL TOUR
TRANSACTION INFORMATION Original Listing Price $1,700,000 Last Asking Price $1,700,000 Closing Price $1,700,000
Bedrooms Baths Square Feet HOA Fees Year Built 2 1 1,649 1906
Listing description 1110 Taylor Street is located in the heart of Nob Hill neighborhood, just a few steps away from Grace Cathedral, the Fairmont Hotel and Huntington Park. The home was one of the 1st homes constructed after the 1906 earthquake and is associated with with the Flood family who built the nearby Brownstone Mansion, now known as the Pacific Union Club. The subject property was built and owned by William Keating who was the coachman for the Flood family.
PPSF $1,031 Listed Date Apr 01, 2026 Contract Date May 22, 2026 Sold Date May 26, 2026 DOM - Days on Market 51
Comparable property #4 1110 Taylor St
Comparable property #5 San Francisco, CA 94109
22 Morrell St CLOSED 5/15/26
SOLD 4.7% BELOW ASKING
TRANSACTION INFORMATION Original Listing Price $1,495,000 Last Asking Price $1,495,000 Closing Price $1,425,000
Bedrooms Baths Square Feet HOA Fees Year Built 1 1 1,068 1906
Listing description Rarely available! Situated in the heart of Nob Hill, 22 Morrell Street presents a rare opportunity for developers and investors. This single-family home, built in 1906, sits on a 2583 sq ft lot with a 44-foot frontage. The property's location and lot size offer potential for redevelopment expansion, subject to the city's approval. Proximity to Russian Hill offers access to amenities, dining, and the Marina, Chinatown, and North Beach.
PPSF $1,334 Listed Date Mar 27, 2026 Contract Date Apr 29, 2026 Sold Date May 15, 2026 DOM - Days on Market 33
Comparable property #5 22 Morrell St
Comparable property #6 San Francisco, CA 94133
165 Valparaiso St CLOSED 5/26/26
SOLD 1.9% BELOW ASKING
TRANSACTION INFORMATION Original Listing Price $2,395,000 Last Asking Price $2,395,000 Closing Price $2,350,000
Bedrooms Baths Square Feet HOA Fees Year Built 4 3 1,757 -
PPSF $1,338 Listed Date Mar 05, 2026
Listing description This distinguished single family residence was taken to the studs and reimagined with exceptional attention to detail, creating a home that feels both architecturally refined and quietly dramatic. Thoughtfully curated interiors blend modern sophistication with artistic expression. A bespoke mural by Grisha Camargo serves as a striking focal point, while a sleek glass-enclosed wine display and wet bar add contemporary flair. The structurally reinforced roof terrace is the crown jewel, showcasing sweeping views of Alcatraz, the Bay and iconic glimpses of the Transamerica Pyramid and Salesforce Tower, an ideal setting for intimate evenings or elevated gatherings beneath the city skyline. Behind the scenes, the comprehensive renovation includes structural upgrades, highefficiency central heating, tankless water heater, new electrical and plumbing systems. Integrated security and smart home features, including a wired camera system and Google Nest climate control, provide seamless comfort and convenience. Located on one of Russian Hill's most coveted streets, just moments from renowned Continued on next page
Contract Date Apr 26, 2026 Sold Date May 26, 2026 DOM - Days on Market 0
Comparable property #6 San Francisco, CA 94133
165 Valparaiso St Listing description (continued) dining, hidden stairways, and the energy of North Beach, this turnkey residence offers refined living in one of San Francisco's most storied neighborhoods.
TRANSACTION INFORMATION Original Listing Price $2,395,000 Last Asking Price $2,395,000 Closing Price $2,350,000 PPSF $1,338 Listed Date Mar 05, 2026 Contract Date Apr 26, 2026 Sold Date May 26, 2026 DOM - Days on Market 0
Comparable property #6 165 Valparaiso St
Status comparison
CLOSING
PPSF
HOA FEES
Oct 09, 2026
LAST ASKING
Active listings ORIGINAL LISTING
Pending listings ADDRESS
51 Priest Street
Sold listings ADDRESS
LISTED
CONTRACT
Sep 07, 2026 Oct 02, 2026
DOM
LOT
-
LISTED
14
SOLD
SQFT
$1,468
HOA FEES
Jun 04, 2026 Jun 18, 2026 Jul 21, 2026
51
CONTRACT
BATHS
-
PPSF
-
May 26, 2026
LISTED
BEDS
$1,295,000
CLOSING
$1,061
HOA FEES
May 22, 2026
ADDRESS
$1,295,000
LAST ASKING
-
PPSF
-
Apr 01, 2026
33
7
3053
ORIGINAL LISTING
$1,995,000
CLOSING
$1,320
-
Mar 27, 2026 Apr 29, 2026 May 15, 2026
0
-
882
LOT
$1,995,000
LAST ASKING
$1,300,000
$1,031
-
Mar 05, 2026 Apr 26, 2026 May 26, 2026
-
1
SQFT
1023
ORIGINAL LISTING
$1,188,000
$1,700,000
$1,334
-
Oct 01, 2026
1
BATHS
1,880
LOT
$1,188,000
$1,700,000
$1,425,000
$1,338
2540 Leavenworth Street
BEDS
2.5
SQFT
1019
$1,700,000
$1,495,000
$2,350,000
DOM
3
BATHS
985
1840
$1,495,000
$2,395,000
SOLD
BEDS
2
1,649
2583
$2,395,000
CONTRACT
-
1
1,068
1197
25
847 Greenwich Street
2
1
1,757
-
1110 Taylor Street
1
3
DOM
22 Morrell Street
4
SOLD
165 Valparaiso Street
Price & size
Oct 09, 2026
$2.47M 6
$2.21M
2
Price
$1.96M
$1.7M
4
$1.44M
5 1
3
$1.19M 772
1,018
1,264
1,509
1,755
2,001
Square Feet
ADDRESS
STATUS
BEDS
BATHS
SQFT
PRICE
$/SQFT
1
2540 Leavenworth Street
Active
1
1
882
$1,295,000
$1,468
2
51 Priest Street
Pending
3
2.5
1880
$1,995,000
$1,061
3
847 Greenwich Street
Closed
2
985
$1,300,000
$1,320
4
1110 Taylor Street
Closed
2
1
1649
$1,700,000
$1,031
5
22 Morrell Street
Closed
1
1
1068
$1,425,000
$1,334
6
165 Valparaiso Street
Closed
4
3
1757
$2,350,000
$1,338
DOM
Price & days on market
Oct 09, 2026
$2.47M 6
$2.21M
2
Price
$1.96M
$1.7M
4
$1.44M
5 1
3
$1.19M 0
13
27
40
54
67
Days on Market ADDRESS
STATUS
BEDS
BATHS
SQFT
PRICE
$/SQFT
DOM
1
2540 Leavenworth Street
Active
1
1
882
$1,295,000
$1,468
7
2
51 Priest Street
Pending
3
2.5
1880
$1,995,000
$1,061
25
3
847 Greenwich Street
Closed
2
985
$1,300,000
$1,320
14
4
1110 Taylor Street
Closed
2
1
1649
$1,700,000
$1,031
51
5
22 Morrell Street
Closed
1
1
1068
$1,425,000
$1,334
33
6
165 Valparaiso Street
Closed
4
3
1757
$2,350,000
$1,338
52
Listing averages
Oct 09, 2026
Bed
Bath
SqFt
Lot Size
Price
DOM
$/SqFt
1.8
1.8
1,370
1,786 SqFt
$1,677,500
22
$1,259
6 2 Median:
$1,425,000
4
5 13 Lowest
Average
Highest
$1,295,000
$1,677,500
$2,350,000
ADDRESS
STATUS
BEDS
BATHS
SQFT
PRICE
$/SQFT
DOM
1
2540 Leavenworth Street
Active
1
1
882
$1,295,000
$1,468
7
2
51 Priest Street
Pending
3
2.5
1880
$1,995,000
$1,061
25
3
847 Greenwich Street
Closed
2
985
$1,300,000
$1,320
14
4
1110 Taylor Street
Closed
2
1
1649
$1,700,000
$1,031
51
5
22 Morrell Street
Closed
1
1
1068
$1,425,000
$1,334
33
6
165 Valparaiso Street
Closed
4
3
1757
$2,350,000
$1,338
52
Suggested listing price
Oct 09, 2026
Price estimate for 955 Bay Street
$1,300,000 Agent notes
Sold listing average (4)
List price $1,300,000 "as is"
$1,693,750
List price $1,500,000 if fixed up slightly.
$1,241 Per Sq Ft
38 Days on Market
Pending listing average (1)
$1,995,000 $1,061 Per Sq Ft
25 Days on Market
Active listing average (1)
$1,295,000 $1,468 Per Sq Ft
7 Days on Market
* This represents an estimated sale price for this property. It's not the same as opinion of value in appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal practice. The information contained herein is derived from the local MLS and does not purport to be complete nor, necessarily, accurate and should be independently verified; nor does it represent or constitute a legal analysis or financial advice. Changes in price, condition, sale, or withdrawal may be made without notice. All measurements and square footage are approximate. Equal Housing Opportunity. Compass International Holdings and its affiliated real estate companies and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient. This is not intended to solicit property already listed. Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467.
I would love to work with you! Thank you for the opportunity to list your home - when you’re ready, we’ll send over a marketing plan and contract for you to sign. Talk soon!
Joske Thompson Global Real Estate Advisor, CIPS, FIABCI | DRE 00843865 joske.thompson@compass.com 415.608.2233
Oct 09, 2026