1235 Mcallister St #222 · San Francisco, CA 94115

$659,000

1 bd · 1.0 ba · 666 sqft · Condo public records · 107 Days on market

Built 2000 $989/sqft · 8% below area Est $719k · 8% under $596/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 +11.2/15.0
• Appreciation +9.3/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Cash flow +3.9/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Centrally located near Alamo Square and Hayes Valley, this 1-bed, 1-bath condominium offers a wonderfully updated living space in a secure 2000-built building. The unit features an updated kitchen with newer stainless steel appliances and ample cabinetry, an open living and dining area, wood flooring, and double-pane windows. The bedroom includes generous closet space, and the home is equipped with in-unit laundry. The professionally managed community includes a landscaped courtyard, secure gated entry, and locked mailboxes. Garage parking is available for lease. With a Walk Score of 99, the property is located within close proximity to Trader Joe's, Alamo Square Park, the Panhandle, Golden Gate Park, Hayes Valley dining and retail, multiple Muni lines, and regional transit options providing access to the Financial District and greater Bay Area. Note: Property is subject to resale procedures under the City Second Loan Program. The City and County of San Francisco holds the right of first refusal to purchase the property, and any offer is contingent on such rights. The City Second Loan Program is available for qualified buyers on a first-come, first-served basis through the San Francisco Mayor's Office of Housing and Community Development. Visit https://sfmohcd.org/city-second-details for application and program information. ''

Key facts

• Wood flooring
• Ample cabinetry
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• OPEN LIVING AND DINING AREA
• WOOD FLOORING
• DOUBLE-PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $659k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (50.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (40.5% below list).
• Recommended offer: $325k (50.6% 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 (+20.6%/yr); 64 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• This rent runs 31% of the median local income ($152k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $61k of equity ($5k loan paydown + $56k appreciation (8.5% 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 ~$97k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($600k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $325,420 (50.6% 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 107 days. Have you received any prior offers? Is the seller open to a 51% 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: 0.59% ✗
• Cap rate: 2.85%
• Cash-on-cash: -12.28%
• DSCR: 0.45
• GRM: 14.0

CMA / ARV

• ARV (median comp): $718,520
• List price: $659,000
• Delta: -8.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

8.52% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 2.05×
• Total profit: $194,181
• Equity at exit: $524,008

10-year hold

• IRR: 14.8%
• Equity multiple: 4.83×
• Total profit: $707,191
• Equity at exit: $1,063,244

Cash invested: $184,520 (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 94115

• Home prices YoY: 3.9%
• Rents YoY: 20.6%
• Active inventory: 64
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $3,919 high
• Mortgage (P&I): −$3,456
• Tax from tax record: −$658 /mo · $7,890/yr
• Insurance: −$275
• HOA: −$596
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $-1,888

Break-even live

Break-even rent $6,309

Max offer price $325,420

Occupancy floor —

Sensitivity live

Price	-10% $-1,515	-5% $-1,702	+0% $-1,888	+5% $-2,075	+10% $-2,261
Rent	-10% $-2,198	-5% $-2,043	+0% $-1,888	+5% $-1,734	+10% $-1,579
Rate	-1.0pp $-1,556	-0.5pp $-1,721	base $-1,888	+0.5pp $-2,059	+1.0pp $-2,233

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: $164,750
• Closing costs: $19,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1395 Golden Gate Ave San Francisco, CA	1.0	1.0	620	$4,895	$7.90	12d	1	0.09mi
1350 Golden Gate Ave Unit 13 San Francisco, CA	1.0	1.0	595	$2,500	$4.20	45d	1	0.12mi
700 Steiner St San Francisco, CA	—	1.0	515	$3,650	$7.09	45d	1	0.15mi
575 Pierce St San Francisco, CA	1.0	1.0	700	$5,595	$7.99	45d	1	0.22mi
901 Fell St Apt 17 San Francisco, CA	1.0	1.0	750	$3,000	$4.00	0d	1	0.24mi
1310 Fillmore St #608 San Francisco, CA	1.0	1.0	744	$3,975	$5.34	46d	1	0.26mi
1280 Grove St Unit 102-S San Francisco, CA	—	1.0	538	$3,395	$6.31	22d	1	0.28mi
1475 Fillmore St San Francisco, CA	2.0	1.0–2.0	749	$5,464	$7.29	0d	18	0.32mi
1000 Oak St Apt 7 San Francisco, CA	1.0	1.0	645	$3,995	$6.19	45d	1	0.36mi
1715 McAllister St San Francisco, CA	1.0	1.0	725	$3,650	$5.03	45d	1	0.41mi
530 Grove St San Francisco, CA	1.0	1.0	600	$3,895	$6.49	9d	1	0.41mi
1215 Laguna St San Francisco, CA	—	1.0	420	$3,695	$8.80	9d	1	0.41mi
412 Broderick St Unit 416 San Francisco, CA	1.0	1.0	580	$4,495	$7.75	7d	1	0.43mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$6,889	$8.49	0d	1	0.51mi
2000 Post St San Francisco, CA	2.0	1.0–2.0	700	$5,056	$7.22	0d	12	0.52mi
2100 Post St San Francisco, CA	1.0	1.0	606	$3,995	$6.59	5d	1	0.52mi
200 Buchanan St San Francisco, CA	1.0–2.0	1.0–2.0	1015	$5,320	$5.24	0d	10	0.55mi
155 Haight St San Francisco, CA	—	1.0	425	$2,295	$5.40	25d	1	0.58mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$1,562	$2.29	45d	1	0.59mi
305 Franklin St Unit 21 San Francisco, CA	—	1.0	450	$2,795	$6.21	9d	1	0.63mi
179 Oak St Apt F San Francisco, CA	—	1.0	500	$2,495	$4.99	9d	1	0.64mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	9d	3	0.64mi
2199 Turk Blvd Apt 10 San Francisco, CA	1.0	1.0	419	$2,795	$6.67	4d	1	0.66mi
601 Van Ness Ave San Francisco, CA	1.0	1.0	637	$3,820	$6.00	0d	2	0.67mi
601 Van Ness Ave San Francisco, CA	1.0	1.0	653	$3,795	$5.81	12d	2	0.67mi
950 Franklin St San Francisco, CA	1.0	1.0	573	$4,045	$7.06	5d	1	0.69mi
830 Eddy St San Francisco, CA	1.0	1.0	775	$5,504	$7.10	0d	2	0.71mi
1699 Market St San Francisco, CA	1.0	1.0	561	$4,871	$8.68	0d	7	0.71mi
24 Franklin St San Francisco, CA	—	1.0	460	$6,000	$13.04	0d	1	0.72mi
2001 McAllister St San Francisco, CA	1.0–2.0	1.0–2.0	815	$4,100	$5.03	23d	1	0.72mi
812 Eddy St San Francisco, CA	1.0	1.0	580	$3,495	$6.03	26d	1	0.73mi
68 McCoppin St San Francisco, CA	1.0	1.0	734	$3,825	$5.21	18d	2	0.74mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$5,570	$6.26	0d	26	0.75mi
150 Van Ness Ave #1475 San Francisco, CA	1.0	1.0	615	$5,510	$8.96	22d	1	0.76mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	865	$5,470	$6.32	0d	2	0.76mi
1511 Gough St Unit 306 San Francisco, CA	1.0	1.0	595	$3,895	$6.55	4d	1	0.78mi
1701-1717 Bush St Unit 16 San Francisco, CA	2.0	1.0	750	$4,000	$5.33	45d	1	0.79mi
101 Polk St San Francisco, CA	1.0	1.0	573	$4,628	$8.07	0d	7	0.80mi
1520 Gough St San Francisco, CA	1.0	1.0	377	$4,595	$12.17	6d	2	0.80mi
1 Polk St San Francisco, CA	1.0	1.0	773	$4,482	$5.79	0d	4	0.82mi

HOA detail condo

• Monthly dues: $596 · $7,152/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $659,000 Active 107 DOM
2. 2026-06-18
   days on market $659,000 Active 104 DOM
3. 2026-06-17
   days on market $659,000 Active 103 DOM
4. 2026-06-16
   days on market $659,000 Active 102 DOM
5. 2026-06-15
   days on market $659,000 Active 101 DOM
6. 2026-06-13
   days on market $659,000 Active 99 DOM
7. 2026-06-13
   days on market $659,000 Active 98 DOM
8. 2026-06-09
   days on market $659,000 Active 95 DOM
9. 2026-06-08
   days on market $659,000 Active 94 DOM
10. 2026-06-07
    days on market $659,000 Active 93 DOM
11. 2026-06-04
    days on market $659,000 Active 90 DOM
12. 2026-06-03
    days on market $659,000 Active 89 DOM
13. 2026-06-02
    days on market $659,000 Active 88 DOM
14. 2026-06-01
    days on market $659,000 Active 87 DOM
15. 2026-05-31
    days on market $659,000 Active 86 DOM
16. 2026-05-14
    price $659,000 1348-char remark

    Show marketing remark (1348 chars)

    Centrally located near Alamo Square and Hayes Valley, this 1-bed, 1-bath condominium offers a wonderfully updated living space in a secure 2000-built building. The unit features an updated kitchen with newer stainless steel appliances and ample cabinetry, an open living and dining area, wood flooring, and double-pane windows. The bedroom includes generous closet space, and the home is equipped with in-unit laundry. The professionally managed community includes a landscaped courtyard, secure gated entry, and locked mailboxes. Garage parking is available for lease. With a Walk Score of 99, the property is located within close proximity to Trader Joe's, Alamo Square Park, the Panhandle, Golden Gate Park, Hayes Valley dining and retail, multiple Muni lines, and regional transit options providing access to the Financial District and greater Bay Area. Note: Property is subject to resale procedures under the City Second Loan Program. The City and County of San Francisco holds the right of first refusal to purchase the property, and any offer is contingent on such rights. The City Second Loan Program is available for qualified buyers on a first-come, first-served basis through the San Francisco Mayor's Office of Housing and Community Development. Visit https://sfmohcd.org/city-second-details for application and program information. ''

17. 2026-03-06
    listed $675,000 Active 1348-char remark

    Show marketing remark (1348 chars)

    Centrally located near Alamo Square and Hayes Valley, this 1-bed, 1-bath condominium offers a wonderfully updated living space in a secure 2000-built building. The unit features an updated kitchen with newer stainless steel appliances and ample cabinetry, an open living and dining area, wood flooring, and double-pane windows. The bedroom includes generous closet space, and the home is equipped with in-unit laundry. The professionally managed community includes a landscaped courtyard, secure gated entry, and locked mailboxes. Garage parking is available for lease. With a Walk Score of 99, the property is located within close proximity to Trader Joe's, Alamo Square Park, the Panhandle, Golden Gate Park, Hayes Valley dining and retail, multiple Muni lines, and regional transit options providing access to the Financial District and greater Bay Area. Note: Property is subject to resale procedures under the City Second Loan Program. The City and County of San Francisco holds the right of first refusal to purchase the property, and any offer is contingent on such rights. The City Second Loan Program is available for qualified buyers on a first-come, first-served basis through the San Francisco Mayor's Office of Housing and Community Development. Visit https://sfmohcd.org/city-second-details for application and program information. ''

18. 2017-10-30
    soldstatus $680,000 Closed 374-char remark

    Show marketing remark (374 chars)

    Where the Fillmore meets Alamo Square! Beautiful condo with wonderful neighborhood. Very good living space that seems larger that its square footage. Low HOA dues! Parking available for additional monthly charge. The City holds the Right of First Refusal, City 2nd loan available for qualified buyer. For more information please visit http://sf-moh.org/index. aspx?page=747

19. 2017-09-15
    soldstatus $680,000
20. 2017-08-07
    status Pending 374-char remark

    Show marketing remark (374 chars)

    Where the Fillmore meets Alamo Square! Beautiful condo with wonderful neighborhood. Very good living space that seems larger that its square footage. Low HOA dues! Parking available for additional monthly charge. The City holds the Right of First Refusal, City 2nd loan available for qualified buyer. For more information please visit http://sf-moh.org/index. aspx?page=747

21. 2017-07-17
    listed $549,000 Active 374-char remark

    Show marketing remark (374 chars)

    Where the Fillmore meets Alamo Square! Beautiful condo with wonderful neighborhood. Very good living space that seems larger that its square footage. Low HOA dues! Parking available for additional monthly charge. The City holds the Right of First Refusal, City 2nd loan available for qualified buyer. For more information please visit http://sf-moh.org/index. aspx?page=747

ⓘ 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: $7,890 · $658/mo
• Projected year-2 tax: $7,890 · $658/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥79°F today · 18 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: $47,022
• − Mortgage interest: −$36,914
• − Property taxes: −$7,890
• − Insurance: −$3,295
• − Repairs & maintenance: −$3,762
• − Management: −$3,762
• − HOA: −$7,152
• − Depreciation: −$19,171
• Taxable loss: −$34,923
• Est. tax savings @ 24.0%: +$8,382
• After-tax cash flow: $-14,278/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): 32,629
• Household income: $151,524
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 2151.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 49% Asian 20% Two or more races 11% Hispanic / Latino 11% Black 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 3% Romanian 3% Lithuanian 3%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 6% Chinese 5% Russian/Polish/Slavic 3%

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: ▲ 8.52%
• Current HPI: 224.7175
• Rent YoY: ▲ 20.62%
• 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

Price history

+20.0% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $659,000 San Francisco MLS
• 2026-03-06 Listed $675,000 San Francisco MLS
• 2017-10-30 Sold (MLS) $680,000 San Francisco MLS
• 2017-09-15 Sold (Public Records) $680,000 Public Records
• 2017-08-07 Pending — San Francisco MLS
• 2017-07-17 Listed $549,000 San Francisco MLS

Property tax history

+7.4%/yr

Latest (2025): $7,890 · -3.5% YoY. Source: county tax records.