395 6th St #203 · San Francisco, CA 94107

$397,159

1 bd · 1.0 ba · 539 sqft · Condo · 98 Days on market

Good condition $552/mo HOA · 15% of rent

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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 +7.5/15.0
• Appreciation +7.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Cash flow +3.9/30.0
• Livability +3.8/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0

Listing remarks

Below Market Rate (BMR) ownership homes at 395 6th Street RENOU is the only new construction BMR opportunity in San Francisco, offering a rare path to ownership in a newly built, design-forward residential community. This one-bedroom is set within the building's quiet interior courtyard, offering a heightened sense of privacy and tranquility. It is the only remaining home featuring an oversized private patio, extending the living experience outdoors. Inside, the open layout maintains a strong sense of flexibility, allowing the space to adapt easily to daily living, entertaining, or working from home.

Key facts

• $552 HOA
• Listed 97 days

🏗️ New construction. The $397,159 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $578,097.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $397k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $369k (7.1% below list).
• Recommended offer: $342k (13.9% below list) — sets the bar for cash-flow.
• Cap rate 2.9% 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 (+18.9%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($4k loan paydown + $28k appreciation (4.8% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($361k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $341,804 (13.9% 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 98 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.64% ✗
• Cap rate: 2.90%
• Cash-on-cash: -12.11%
• DSCR: 0.46
• GRM: 13.1

CMA / ARV

• ARV (median comp): $578,097
• List price: $397,159
• Delta: -31.30%
• 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
788 Minna St #204	0.56mi	1/1.0	536 (-1%)	0mo	$465,000	$868	73
821 Folsom St #201	0.31mi	1/1.0	652 (+21%)	1mo	$654,000	$1,003	60
11 Franklin St #202	0.95mi	1/1.0	524 (-3%)	1mo	$575,000	$1,097	60
11 Franklin St #602	0.95mi	1/1.0	503 (-7%)	2mo	$650,000	$1,292	52
1075 Market St #206	0.48mi	1/1.0	630 (+17%)	1mo	$330,000	$524	52
285 Main St #510	1.07mi	1/1.0	591 (+10%)	1mo	$291,719	$494	48
832 Sutter St Apt 503	0.95mi	1/1.0	598 (+11%)	0mo	$565,000	—	47
1919 20th St #2	1.25mi	1/1.0	650 (+21%)	0mo	$595,000	$915	40
1354 Natoma St	1.05mi	1/1.0	645 (+20%)	0mo	$1,050,000	$1,628	40
1201 California St #507	1.09mi	1/1.0	625 (+16%)	0mo	$660,000	$1,056	40
1377 Post St #202	1.26mi	1/1.0	666 (+24%)	1mo	$640,000	$961	39
601 NW Van Ness Ave #110	0.96mi	1/1.0	668 (+24%)	1mo	$455,000	$681	39

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

Projected returns pro-forma

4.81% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.26×
• Total profit: $42,852
• Equity at exit: $320,924

10-year hold

• IRR: 8.6%
• Equity multiple: 2.67×
• Total profit: $270,129
• Equity at exit: $548,429

Cash invested: $161,867 (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 →

Active competition Active MLS

• For sale now: 0 active · 5 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94107

• Home prices YoY: 2.6%
• Rents YoY: 18.9%
• Active inventory: 333
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,689 high
• Mortgage (P&I): −$3,032
• Tax est. 1.5%: −$723 /mo · $8,671/yr
• Insurance: −$241
• HOA: −$552
• Vacancy / Maint / Mgmt: −$775
• Net cashflow: $-1,633

Break-even live

Break-even rent $5,756

Max offer price $341,804

Occupancy floor —

Sensitivity live

Price	-10% $-1,233	-5% $-1,433	+0% $-1,633	+5% $-1,833	+10% $-2,032
Rent	-10% $-1,924	-5% $-1,779	+0% $-1,633	+5% $-1,487	+10% $-1,342
Rate	-1.0pp $-1,342	-0.5pp $-1,486	base $-1,633	+0.5pp $-1,783	+1.0pp $-1,935

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: $144,524
• Closing costs: $17,343
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
363 6th St San Francisco, CA	3.0	1.0–2.0	677	$3,892	$5.74	10d	2	0.03mi
469 Clementina St #3 San Francisco, CA	1.0	1.0	622	$1,928	$3.10	19d	1	0.12mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	831	$4,746	$5.71	0d	24	0.14mi
84 Harriet St Unit A San Francisco, CA	2.0	1.0	718	$3,425	$4.77	63d	1	0.14mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	161d	1	0.14mi
906 Howard St Unit 302 San Francisco, CA	2.0	1.0	584	$3,595	$6.16	87d	1	0.25mi
829 Folsom St #408 San Francisco, CA	—	1.0	495	$2,860	$5.78	155d	1	0.26mi
821 Folsom St #217 San Francisco, CA	1.0	1.0	662	$4,000	$6.04	88d	1	0.27mi
821 Folsom St #309 San Francisco, CA	1.0	1.0	717	$3,995	$5.57	7d	1	0.27mi
230 7th St #405 San Francisco, CA	1.0	1.0	709	$4,850	$6.84	63d	1	0.28mi
911 Bryant St San Francisco, CA	1.0	1.0	625	$4,050	$6.48	28d	1	0.28mi
911 Bryant St San Francisco, CA	1.0	1.0	625	$4,200	$6.72	55d	1	0.28mi
673 Brannan St San Francisco, CA	1.0–2.0	1.0–2.0	1090	$4,354	$3.99	10d	3	0.29mi
434 Minna St San Francisco, CA	1.0–2.0	1.0–2.0	853	$5,232	$6.13	1d	4	0.30mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	165d	1	0.30mi
99 Rausch St San Francisco, CA	1.0	1.0	623	$1,792	$2.88	63d	1	0.30mi
99 Rausch St #415 San Francisco, CA	1.0	1.0	611	$3,625	$5.93	38d	1	0.31mi
788 Harrison St San Francisco, CA	2.0	1.0–2.0	728	$4,777	$6.56	0d	10	0.32mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	184d	1	0.34mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	668	$4,950	$7.41	0d	8	0.35mi
626 Natoma St San Francisco, CA	1.0	1.0	650	$3,175	$4.88	94d	1	0.37mi
555 4th St San Francisco, CA	1.0	1.0	670	$4,400	$6.57	21d	1	0.38mi
555 4th St San Francisco, CA	1.0	1.0	670	$4,400	$6.57	6d	1	0.38mi
750 Harrison St San Francisco, CA	—	1.0	360	$2,920	$8.11	2d	2	0.39mi
550 Jessie St San Francisco, CA	1.0	1.0	625	$2,895	$4.63	87d	1	0.39mi
550 Jessie St San Francisco, CA	1.0	1.0	646	$2,895	$4.48	94d	1	0.39mi
550 Jessie St San Francisco, CA	1.0	1.0	686	$3,095	$4.51	41d	1	0.39mi
550 Jessie St San Francisco, CA	1.0	1.0	595	$2,995	$5.03	49d	1	0.39mi
6 Mint Plz Unit 503A San Francisco, CA	2.0	1.0	729	$5,750	$7.89	3d	1	0.41mi
555 Bryant St San Francisco, CA	1.0–2.0	1.0–2.0	732	$5,231	$7.14	0d	14	0.41mi
555 4th St #802 San Francisco, CA	1.0	1.0	670	$4,400	$6.57	23d	1	0.41mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$4,607	$4.81	0d	20	0.42mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.0	880	$4,942	$5.61	0d	23	0.43mi
139 Stillman St #4 San Francisco, CA	1.0	1.0	715	$4,095	$5.73	69d	1	0.43mi
973 Market St San Francisco, CA	—	1.0	404	$3,098	$7.66	2d	1	0.44mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	165d	2	0.46mi
960 Market St San Francisco, CA	1.0	1.0	613	$3,995	$6.52	105d	1	0.46mi
1075 Market St #603 San Francisco, CA	—	1.0	445	$3,300	$7.42	148d	1	0.47mi
1075 Market St #203 San Francisco, CA	—	1.0	488	$3,099	$6.35	7d	1	0.47mi
1188 Mission St San Francisco, CA	1.0	1.0	569	$3,755	$6.60	0d	14	0.47mi

Property features AI

Finance

• HOA & community: Monthly HOA fee of $552Community amenities include a barbecue area and a roof deckCommunity has 90 unitsCats and dogs allowed

Exterior

• Home design: Contemporary / Modern/High Tech condominiumNew constructionAttached property
• Construction: Concrete foundationNew construction
• Exterior features: Ground-level entry

Interior

• Kitchen: DishwasherDisposalFree-standing gas range
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Hookups-only laundry in a laundry closetHeat pump heating and coolingDishwasherDisposalFree-standing gas rangeStacked washer/dryer
• Laundry & utility: Stacked washer/dryerLaundry hookups only in a closet

HOA detail $552/mo · $6,624/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-07-16
   days on market $397,159 Active 98 DOM
2. 2026-07-15
   days on market $397,159 Active 97 DOM
3. 2026-07-14
   days on market $397,159 Active 96 DOM
4. 2026-07-13
   days on market $397,159 Active 95 DOM
5. 2026-07-13
   days on market $397,159 Active 94 DOM
6. 2026-07-11
   days on market $397,159 Active 93 DOM
7. 2026-07-10
   days on market $397,159 Active 92 DOM
8. 2026-07-09
   days on market $397,159 Active 91 DOM
9. 2026-07-07
   days on market $397,159 Active 89 DOM
10. 2026-07-06
    days on market $397,159 Active 88 DOM
11. 2026-07-06
    days on market $397,159 Active 87 DOM
12. 2026-07-05
    days on market $397,159 Active 86 DOM
13. 2026-07-03
    days on market $397,159 Active 85 DOM
14. 2026-07-02
    days on market $397,159 Active 84 DOM
15. 2026-07-01
    days on market $397,159 Active 83 DOM
16. 2026-06-30
    days on market $397,159 Active 82 DOM
17. 2026-06-29
    days on market $397,159 Active 81 DOM
18. 2026-06-28
    days on market $397,159 Active 80 DOM
19. 2026-06-27
    days on market $397,159 Active 79 DOM
20. 2026-06-26
    days on market $397,159 Active 78 DOM
21. 2026-06-24
    days on market $397,159 Active 76 DOM
22. 2026-06-22
    days on market $397,159 Active 74 DOM
23. 2026-06-21
    days on market $397,159 Active 73 DOM
24. 2026-06-18
    days on market $397,159 Active 70 DOM
25. 2026-06-17
    days on market $397,159 Active 69 DOM
26. 2026-06-16
    days on market $397,159 Active 68 DOM
27. 2026-06-15
    days on market $397,159 Active 67 DOM
28. 2026-06-13
    days on market $397,159 Active 65 DOM
29. 2026-06-13
    days on market $397,159 Active 64 DOM
30. 2026-06-09
    days on market $397,159 Active 61 DOM
31. 2026-06-08
    days on market $397,159 Active 60 DOM
32. 2026-06-07
    days on market $397,159 Active 59 DOM
33. 2026-06-04
    days on market $397,159 Active 56 DOM
34. 2026-06-03
    days on market $397,159 Active 55 DOM
35. 2026-06-02
    days on market $397,159 Active 54 DOM
36. 2026-06-01
    days on market $397,159 Active 53 DOM
37. 2026-05-31
    days on market $397,159 Active 52 DOM
38. 2026-04-08
    listed $397,159 Active 1718-char remark

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥79°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,265
• − Mortgage interest: −$32,382
• − Property taxes: −$8,671
• − Insurance: −$2,890
• − Repairs & maintenance: −$3,541
• − Management: −$3,541
• − HOA: −$6,624
• − Depreciation: −$16,817
• Taxable loss: −$30,203
• Est. tax savings @ 24.0%: +$7,249
• After-tax cash flow: $-12,347/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.

Condition & rehab AI · 6 photos

Good 80/100 None rehab

This modern, move-in-ready condo features a spacious open layout, modern kitchen, and private patio, making it an ideal choice for both resale and rental markets.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value. ↑
• Both Landscaping the patio — A well-maintained patio can enhance the home's curb appeal and provide a relaxing outdoor space. ↑

Zoned Schools

Elementary Webster (Daniel) Elementary Middle Lick (James) Middle High S.f. International High

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

B Composite livability gradescore 76/100

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 · 1,030,936 people
• City population: 827,552
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 31,823
• Household income: $182,897
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Asian 32% Hispanic / Latino 13% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 4%
• Languages at home: 59% English-only · Chinese 12% Spanish 9% Other Indo-European 5%

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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: ▲ 4.81%
• Current HPI: 192.3569
• Rent YoY: ▲ 18.89%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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 features AI

Finance

• HOA & community: Monthly HOA fee of $552Community amenities include a barbecue area and a roof deckCommunity has 90 unitsCats and dogs allowed

Exterior

• Home design: Contemporary / Modern/High Tech condominiumNew constructionAttached property
• Construction: Concrete foundationNew construction
• Exterior features: Ground-level entry

Interior

• Kitchen: DishwasherDisposalFree-standing gas range
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Hookups-only laundry in a laundry closetHeat pump heating and coolingDishwasherDisposalFree-standing gas rangeStacked washer/dryer
• Laundry & utility: Stacked washer/dryerLaundry hookups only in a closet

Price history

1 event — show timeline

• 2026-04-08 Listed $397,159 San Francisco MLS