COMPARATIVE MARKET ANALYSIS · MAY 2026
1525 Eucalyptus Drive
San Francisco, CA 94132
Lake Shore Neighborhood · 3 Beds · 2 Baths · 1,714 Sq Ft · MLS# 426131637
LIST PRICE
$1,595,000
Active listing
PRICE / SQ FT
$931
vs $1,002 SF avg
SF MEDIAN (Mar '26)
$1.7M
+19% YoY
AVG DAYS ON MARKET
14
Down from 20 last yr
📍 Property Summary
| Attribute | Detail |
|---|
| Address | 1525 Eucalyptus Dr, San Francisco CA 94132 |
| Neighborhood | Lake Shore (SF Realtor District 3) |
| Property type | Single-family home |
| Beds / Baths | 3 / 2 |
| Living area | 1,714 sq ft |
| List price | $1,595,000 |
| $/sq ft | $931 |
| Status | Active |
| Listing brokerage | Legacy Real Estate |
| 94132 zip median | $1,419,608 |
| CMA prepared by | Guadalupe "Lupita" Sanchez · KW Silicon City |
COMPARABLE SALES · LAKE SHORE / 94132
Recent Sold Comparables
3-bed SFHs · SF SW neighborhoods · Last 90 days
✅ Comparable Properties
| Address | Status | Beds/Ba | Sq Ft | Price | $/SqFt | vs List | DOM |
|---|
| 1525 Eucalyptus ★ | Subject | 3/2 | 1,714 | $1,595,000 | $931 | — | — |
| 1443 30th Ave | Active | 3/2 | 2,073 | $1,295,000 | $625 | — | — |
| 1818 Stonecrest Dr | Sold | 3/2 | 1,650 | $1,480,000 | $897 | +3.2% | 8 |
| 550 Orizaba Ave | Sold | 3/2 | 1,720 | $1,540,000 | $895 | +2.8% | 11 |
| 655 Shields St | Sold | 3/2 | 1,690 | $1,620,000 | $959 | +5.1% | 7 |
| 394 Santa Ana Ave | Sold | 3/2 | 1,580 | $1,500,000 | $949 | +4.5% | 9 |
| 245 Evelyn Way | Sold | 3/2 | 1,740 | $1,610,000 | $925 | +3.8% | 12 |
💰 CMA Value Range
LOW
$1,480,000
Conservative
HIGH
$1,650,000
Multiple offers
AVG COMP $/SQFT
$925
Subject at $931
MARKET PULSE · MAY 2026
Lake Shore / 94132 Conditions
📊 Key Market Indicators
MEDIAN (SF)
$1.7M
↑ 19% YoY
MEDIAN (94132)
$1.42M
↑ SFH 16.2%
ACTIVE (94132)
10
$995K–$2.18M
SALE vs LIST
+14.9%
Over ask
🏘️ Lake Shore Neighborhood
TYPE
Quiet residential
SFH homes near Lake Merced.
ACCESS
Southwest SF
Near SFSU, I-280, Stonestown, Ocean Beach.
BUYERS
Families & pros
Tech professionals seeking suburban feel in SF.
COMPETITION
High — seller's market
10 active listings. Inventory down 37.8%.
OFFER STRATEGY · 1525 EUCALYPTUS DR
Potential Offer Scenarios
⚠️Please note — these offer scenarios are my preliminary estimates based on comparable sales and current market data. I have not yet reviewed the seller's disclosures, inspection reports, or any other property documents, so my final recommendation may change once we've had a chance to go through everything together. The level of buyer demand and number of competing offers at the time we submit will also influence our strategy, and I will adjust accordingly to put you in the strongest position possible.
📝 Three Offer Scenarios
CONSERVATIVE
$1,595,000 – $1,619,000
At or near list — solid if demand is moderate.
$/sq ft$931 – $945
Loan (20% dn)$1,276K–$1,295K
Est. monthly*~$8,610–$8,745
Offer-to-list100%–102%
★ RECOMMENDED
MODERATE — COMPETITIVE
$1,620,000 – $1,640,000
Over list — strong when 2–4 competing offers expected.
$/sq ft$945 – $957
Loan (20% dn)$1,296K–$1,312K
Est. monthly*~$8,745–$8,855
Offer-to-list102%–103%
AGGRESSIVE
$1,650,000 – $1,680,000
Clear frontrunner in a bidding war.
$/sq ft$963 – $980
Loan (20% dn)$1,320K–$1,344K
Est. monthly*~$8,910–$9,070
Offer-to-list103%–105%
*Est. P&I at 6.5%, 30-yr fixed, 20% down. Excludes taxes/insurance/HOA.
💪 Offer Strengthening Tactics
⏱️
Shorten or waive contingency periods
7-day inspection, 21-day close. Consider pre-inspection.
💰
Earnest money deposit — 3% of offer price
3% EMD ($47,850–$50,400) sets you apart from standard 1–2%.
📋
Pre-approval from Carl Chen at General Mortgage Corporation
Fully underwritten pre-approval from a reputable Bay Area lending broker.
📅
Flexible close date
Match seller's preferred timeline — 21-day or 45-day window.
Guadalupe "Lupita" Sanchez
Real Estate Residential & Investment Consultant · DRE #01367298
kw SILICON CITY · Keller Williams
2221 Oakland Road, Suite 268, San Jose, CA 95131
⭐ Why Work With Lupita
🏠
Deep Bay Area market expertise
Residential and investment properties across Silicon Valley and SF Bay Area.
🗣️
Bilingual — English & Spanish
Full real estate services in both languages.
🛡️
Backed by Keller Williams
World's largest real estate franchise with proven systems.
🤝
Community-first approach
A portion of every commission goes to Make-A-Wish.
We know the power of a wish — because our daughter is living proof. As a Make-A-Wish family, we experienced firsthand the hope and healing a granted wish brings.
A portion of our earnings from every transaction goes directly to Make-A-Wish. We are a Make-A-Wish family, and giving back is at the heart of everything we do.
❤️ If you or someone you know wants to buy, sell, or refinance a house, refer them to us and we will donate a portion of our commission to Make-A-Wish.
Ready to move forward? Let's talk strategy.
