2877 Cesar Chavez St · San Francisco, CA 94110

$899,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 53 Days on market

Built 1922 2,504 sqft lot $642/sqft · 38% below area Est $1448k · 38% under

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a compelling opportunity at 2877 Cesar Chavez St in the Precita Valley on the north slope of Bernal Heights! This residential property presents a significant prospect for investors and developers seeking a strategic investment or a project to transform. Imagine the expansion possibilities of RH-2 zoning creating multiple family homes and/or ADUs(up to 4 units/check city), with a deep zero lot line allowing multiple investment and income strategies to bring this amazing project to life! This property offers an exceptional chance to invest or live in a dynamic location in San Francisco! 97 walk score near parks and cafes, near transportation options and so many other amenities!

Key facts

• 2,504 sq ft lot
• Garage
• Built 1922

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 1-car garage; Paved driveway and paved sidewalk; Street-level entrance to lower level
• Utilities: No on-site power production (no solar)
• Home design: Attached single family residence; Fixer condition; Built in 1922
• Construction: Year built 1922
• Exterior features: Partial fencing; No private pool or spa

Interior

• Kitchen: Free standing gas range; Free standing gas oven
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; No cooling
• Interior features: Living room fireplace; Laminate counters in the kitchen; 6 total rooms
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $-771 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $763k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $669k (25.6% below list).
• Recommended offer: $669k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.1% in San Francisco — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#90 in CA, #3,143 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• San Francisco Unified (urban): math 50% / reading 56% proficiency, ranked #322 of 1,400 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lilienthal (Claire) Elementary (669 students, 19% FRL); Giannini (A.P.) Middle (1,192 students, 34% FRL); Lowell High (2,632 students, 37% FRL) — zoned schools average 30% FRL vs 49% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.5%/yr); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $6,687/mo this rent would consume 51% of the median local household income ($158k/yr) (locally 2732% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $668,730 (25.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 11.2

CMA / ARV

• ARV (median comp): $1,448,097
• List price: $899,000
• Delta: -37.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1634 York St	0.10mi	3/2.0	1,430 (+2%)	1mo	$1,400,000	$979	87
50 Manchester St	0.41mi	3/2.0	1,435 (+2%)	1mo	$1,600,000	$1,115	72
97 Banks St	0.54mi	2/1.5 (-1)	1,400 (0%)	2mo	$2,270,000	$1,621	66
121 Bradford St	0.52mi	3/2.0	1,456 (+4%)	2mo	$1,850,000	$1,271	63
54 Bradford St	0.44mi	2/2.0 (-1)	1,445 (+3%)	3mo	$2,305,000	$1,595	63
149 Anderson St	0.66mi	3/2.0	1,351 (-4%)	1mo	$1,910,000	$1,414	59
215 Bradford St	0.63mi	3/2.0	1,334 (-5%)	1mo	$1,950,000	$1,462	58
3810 Folsom St	0.75mi	3/2.0	1,452 (+4%)	4mo	$1,935,000	$1,333	51
51 Ellsworth St	0.57mi	3/2.0	1,550 (+11%)	0mo	$2,650,000	$1,710	51
913 Florida St	0.61mi	2/1.0 (-1)	1,553 (+11%)	2mo	$1,767,000	$1,138	47
1028 Rhode Island St	0.64mi	2/2.0 (-1)	1,300 (-7%)	4mo	$1,650,000	$1,269	46
709 Eugenia Ave	0.75mi	2/1.0 (-1)	1,200 (-14%)	2mo	$1,750,000	$1,458	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.37×
• Total profit: $-159,407
• Equity at exit: $134,044

10-year hold

• IRR: -2.0%
• Equity multiple: 0.84×
• Total profit: $-41,137
• Equity at exit: $77,729

Cash invested: $251,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City San Francisco: 0 Strongly Tenant-Friendly · D+57

SF Rent Ordinance + Eviction Protections; relocation $10k+; one of strictest in US.

Methodology + full state rankings →

ZIP-level market 94110

• Rents YoY: 14.5%
• Active inventory: 162
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $6,687 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$898 /mo · $10,776/yr
• Insurance: −$375
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,404
• Net cashflow: $-771

Break-even live

Break-even rent $7,663

Max offer price $762,886

Occupancy floor —

Sensitivity live

Price	-10% $-262	-5% $-516	+0% $-771	+5% $-1,025	+10% $-1,279
Rent	-10% $-1,299	-5% $-1,035	+0% $-771	+5% $-506	+10% $-242
Rate	-1.0pp $-318	-0.5pp $-542	base $-771	+0.5pp $-1,003	+1.0pp $-1,240

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
454 Holladay Ave San Francisco, CA	4.0	2.0	1500	$8,500	$5.67	20d	1	0.38mi
2830 22nd St Unit 2830 San Francisco, CA	2.0	2.0	1090	$5,200	$4.77	18d	1	0.60mi
2115-2117 22nd St Unit 2117 San Francisco, CA	2.0	1.0	1000	$4,600	$4.60	23d	1	0.67mi
858 Capp St Unit 1794 San Francisco, CA	2.0	2.5	1818	$17,050	$9.38	25d	1	0.68mi
79 Coleridge St San Francisco, CA	3.0	2.0	1850	$9,750	$5.27	26d	1	0.70mi
725 Capp St San Francisco, CA	4.0	2.0	1350	$5,490	$4.07	45d	1	0.73mi
830 Alabama St San Francisco, CA	3.0	2.0	1465	$9,500	$6.48	45d	1	0.75mi
2018 Oakdale Ave San Francisco, CA	3.0	2.0	1300	$4,995	$3.84	45d	1	0.76mi
3645 25th St San Francisco, CA	3.0	2.0	1100	$7,000	$6.36	45d	1	0.85mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	4d	1	0.88mi
696 De Haro St #1611 San Francisco, CA	3.0	2.0	1515	$6,580	$4.34	9d	1	0.95mi
224 27th St San Francisco, CA	2.0	1.0	1200	$6,195	$5.16	0d	1	1.03mi
2333 Mission St #2 San Francisco, CA	2.0	2.0	1010	$4,900	$4.85	9d	1	1.04mi
1043 Dolores St San Francisco, CA	2.0	2.0	1012	$7,500	$7.41	4d	1	1.04mi
351-353 Richland Ave Unit 351 San Francisco, CA	2.0	2.0	1147	$5,950	$5.19	25d	1	1.04mi
922 Valencia St San Francisco, CA	3.0	3.0	1100	$8,450	$7.68	45d	1	1.06mi
922 Valencia St Apt C San Francisco, CA	3.0	2.5	1300	$7,950	$6.12	45d	1	1.06mi
922 Valencia St Unit A San Francisco, CA	3.0	2.5	1250	$8,450	$6.76	45d	1	1.06mi
1772 Dolores St #1 San Francisco, CA	2.0	1.0	900	$3,995	$4.44	26d	1	1.07mi
3436 19th St Unit A San Francisco, CA	3.0	2.0	1250	$7,225	$5.78	21d	1	1.12mi
2 Fair Oaks St #4 San Francisco, CA	3.0	1.0	1513	$9,900	$6.54	20d	1	1.13mi
454 Pennsylvania Ave San Francisco, CA	3.0	2.5	1388	$8,950	$6.45	26d	1	1.14mi
2660 3rd St San Francisco, CA	2.0	1.0–2.0	708	$7,264	$10.25	0d	6	1.15mi
800 Indiana St San Francisco, CA	3.0	1.0–2.5	952	$7,241	$7.61	0d	1	1.15mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	9d	1	1.16mi
1121 Tennessee St #5 San Francisco, CA	2.0	2.0	1284	$6,500	$5.06	45d	1	1.18mi
4343 3rd St #205 San Francisco, CA	3.0	2.0	1117	$5,500	$4.92	45d	1	1.19mi
600 S Van Ness Ave San Francisco, CA	2.0	2.0	1200	$6,500	$5.42	4d	1	1.21mi
1394-1396 Sanchez St Unit 1394 San Francisco, CA	2.0	1.0	1130	$4,500	$3.98	45d	1	1.23mi
66 Bayview St San Francisco, CA	3.0	1.0	1440	$4,995	$3.47	20d	1	1.28mi
1566 Newcomb Ave San Francisco, CA	3.0	2.0	1196	$4,290	$3.59	23d	1	1.33mi
1010 16th St San Francisco, CA	2.0	1.0–2.0	956	$4,767	$4.98	0d	8	1.37mi
1626 Noe St San Francisco, CA	3.0	2.0	1870	$12,000	$6.42	26d	1	1.38mi
542 Valencia St Unit A San Francisco, CA	2.0	1.0	1600	$5,000	$3.12	26d	1	1.39mi
290 Holyoke St San Francisco, CA	3.0	2.0	1652	$6,250	$3.78	7d	1	1.41mi
996 Noe St San Francisco, CA	2.0	1.5	972	$7,500	$7.72	45d	1	1.43mi
2121 3rd St San Francisco, CA	1.0–2.0	1.0–2.0	774	$6,934	$8.96	0d	4	1.43mi
2724-2726 San Bruno Ave San Francisco, CA	3.0	2.0	1500	$4,100	$2.73	45d	1	1.45mi
2726 San Bruno Ave Unit 2724 San Francisco, CA	3.0	2.0	1500	$4,100	$2.73	45d	1	1.45mi
603 Tennessee St Unit 305 San Francisco, CA	3.0	3.5	1230	$8,000	$6.50	26d	1	1.46mi

Listing history 12 events

1. 2026-06-21
   days on market $899,000 Active 53 DOM
2. 2026-06-18
   days on market $899,000 Active 50 DOM
3. 2026-06-17
   days on market $899,000 Active 49 DOM
4. 2026-06-16
   days on market $899,000 Active 48 DOM
5. 2026-06-15
   days on market $899,000 Active 47 DOM
6. 2026-06-13
   days on market $899,000 Active 45 DOM
7. 2026-06-13
   days on market $899,000 Active 44 DOM
8. 2026-06-09
   days on market $899,000 Active 41 DOM
9. 2026-06-08
   days on market $899,000 Active 40 DOM
10. 2026-06-07
    days on market $899,000 Active 39 DOM
11. 2026-06-04
    remarks 696-char remark
12. 2026-06-04
    statusdays on market $899,000 Active 36 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $10,776 · $898/mo
• Projected year-2 tax: $10,776 · $898/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥78°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,248
• − Mortgage interest: −$50,358
• − Property taxes: −$10,776
• − Insurance: −$5,292
• − Repairs & maintenance: −$6,420
• − Management: −$6,420
• − Depreciation: −$26,153
• Taxable loss: −$25,171
• Est. tax savings @ 24.0%: +$6,041
• After-tax cash flow: $-3,205/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Francisco Unified
• NCES district ID: 0634410
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 56% ▲ 1.00%
• Median HH income: $81,249
• Composite: 50.14/100
• National rank: #4088
• State rank: #322 of 1400 in CA

Livability — San Francisco

• Score: 76/100
• State rank: #90
• US rank: #3143

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing B- Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Francisco, CA
• County: San Francisco County · 827,552 people
• City population: 827,552
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2732.0

Population outlook (San Francisco County) Hauer SSP2

• Today (2025): 1,030,936 people
• By 2030: 1,110,409 · +7.7%
• By 2040: 1,270,010 · +23.2%
• By 2050: 1,435,001 · +39.2%
• By 2075: 1,779,074 · +72.6%
• By 2100: 1,966,767 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Asian 16% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 5% Other Indo-European 2%

Political lean MEDSL · San Francisco

• 2024 margin: Solid D (+64.8) · D 80.3% · R 15.5% · Other 4.1%
• 2008→2024 swing: -5.7pp toward R · 2008: 70.5pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+72.5 2016: D+76.1 2012: D+70.2 2008: D+70.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1385.62%
• Current HPI: 267.2424
• Rent YoY: ▲ 14.54%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Property tax history

+14.3%/yr

Latest (2025): $10,776 · +2.9% YoY. Source: county tax records.