3755-3759 Mission St · San Francisco, CA 94110

$1,399,000

12 bd · 3.0 ba · 2,500 sqft · MultiFamily · 111 Days on market

Built 1905 1,875 sqft lot $560/sqft · 6% below area Est $1484k · 6% under ↓ 3% since listing

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Why this score? — see what drove the B 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).

• Cash flow +28.6/30.0
• ARV discount +10.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Versatile Mixed-Use Property in Prime Bernal Heights Location! Beautifully maintained and move-in ready, the street-level commercial unit—formerly a contractor’s office—is ideal for retail, medical, or professional use. Above, a spacious 4BR/1BA residential flat features an updated bath, large kitchen, and in-unit laundry, currently leased to a long-term tenant. Great income potential or owner-user opportunity! Located near Holly Park, Saint Mary’s Rec Center, schools, shops, restaurants, and public transit. Easy access to Muni, BART, Hwy 101 & 280. A rare chance to invest or live/work in one of San Francisco’s most desirable neighborhoods!

Key facts

• Updated bath
• Income potential
• In-unit laundry

Tags

• MIXED-USE PROPERTY
• STREET-LEVEL COMMERCIAL UNIT
• UPDATED BATH
• LARGE KITCHEN
• IN-UNIT LAUNDRY
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/1-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $5k ($55k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.40M).
• Recommended offer: $1.27M (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Market conditions: Rents rising fast (+14.5%/yr); 161 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $18,058/mo this rent would consume 137% 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 $10k of loan paydown is wiped out by about $42k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $392k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($1.27M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,273,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.29% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (median comp): $1,483,754
• List price: $1,399,000
• Delta: -5.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.9%
• Equity multiple: 1.41×
• Total profit: $161,833
• Equity at exit: $208,595

10-year hold

• IRR: 22.8%
• Equity multiple: 3.43×
• Total profit: $953,441
• Equity at exit: $120,960

Cash invested: $391,720 (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: 161
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $18,058 medium
• Mortgage (P&I): −$7,337
• Tax est. 1.5%: −$1,749 /mo · $20,985/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,792
• Net cashflow: $4,598

Break-even live

Break-even rent $12,238

Max offer price $1,399,000

Occupancy floor 70%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	1	$18,057
Total (3 units)			$18,058

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: $349,750
• Closing costs: $41,970
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $1,399,000 Active 111 DOM
2. 2026-06-17
   days on market $1,399,000 Active 110 DOM
3. 2026-06-16
   days on market $1,399,000 Active 109 DOM
4. 2026-06-15
   days on market $1,399,000 Active 108 DOM
5. 2026-06-13
   days on market $1,399,000 Active 106 DOM
6. 2026-06-13
   days on market $1,399,000 Active 105 DOM
7. 2026-06-09
   days on market $1,399,000 Active 102 DOM
8. 2026-06-08
   days on market $1,399,000 Active 101 DOM
9. 2026-06-07
   days on market $1,399,000 Active 100 DOM
10. 2026-06-04
    days on market $1,399,000 Active 97 DOM
11. 2026-06-03
    days on market $1,399,000 Active 96 DOM
12. 2026-06-02
    days on market $1,399,000 Active 95 DOM
13. 2026-06-01
    days on market $1,399,000 Active 94 DOM
14. 2026-05-31
    days on market $1,399,000 Active 93 DOM
15. 2026-03-02
    listed $1,399,000 Active 682-char remark

    Show marketing remark (682 chars)

    Versatile Mixed-Use Property in Prime Bernal Heights Location! Beautifully maintained and move-in ready, the street-level commercial unit—formerly a contractor’s office—is ideal for retail, medical, or professional use. Above, a spacious 4BR/1BA residential flat features an updated bath, large kitchen, and in-unit laundry, currently leased to a long-term tenant. Great income potential or owner-user opportunity! Located near Holly Park, Saint Mary’s Rec Center, schools, shops, restaurants, and public transit. Easy access to Muni, BART, Hwy 101 & 280. A rare chance to invest or live/work in one of San Francisco’s most desirable neighborhoods!

16. 2026-02-27
    listed $1,399,000 Active 906-char remark

    Show marketing remark (906 chars)

    Versatile Mixed-Use Property in Prime Bernal Heights Location! Beautifully maintained and move-in ready! Unlock the potential of this income property! Ask us about Seller Financing! TIC /Live-Work / Retail / Small Business / Office / Shop on street level with backyard and storage unit! Top floor - a spacious 4BR/1BA residential flat features an updated bath, large kitchen, and in-unit laundry, currently leased to a long-term tenant. Great income potential, or owner-user opportunity! Located near Holly Park, Saint Mary's Rec Center, schools, shops, restaurants, laundry, Grocery Mart and walk to public transit. Easy access to Muni, BART, Hwy 101 & 280. A rare chance to invest or live/work in one of San Francisco's most desirable neighborhoods of Bernal Heights! * * THIS MIXED UNIT PROPERTY IS NOT UNDER RENT CONTROL * * Call Realtor Kriss Miranda for more info: 415.966.5343

17. 2025-12-06
    historical
18. 2025-09-06
    listed Active
19. 2025-09-05
    listed $1,438,888 Active
20. 2025-07-02
    historical
21. 2025-06-26
    price
22. 2025-05-28
    price
23. 2025-05-10
    price
24. 2025-04-30
    price
25. 2025-03-19
    price
26. 2025-02-27
    price
27. 2025-02-07
    price
28. 2025-01-14
    listed Active

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

Taxation est. · year 1

• Rental income: $216,696
• − Mortgage interest: −$78,366
• − Property taxes: −$20,985
• − Insurance: −$6,995
• − Repairs & maintenance: −$17,336
• − Management: −$17,336
• − Depreciation: −$40,698
• Taxable income: $34,981
• Est. tax owed @ 24.0%: −$8,395
• After-tax cash flow: $46,776/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

Price history

-2.8% since first listed

14 events — show timeline

• 2026-03-02 Listed $1,399,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-27 Listed $1,399,000 San Francisco MLS
• 2025-12-06 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-06 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-05 Listed $1,438,888 San Francisco MLS
• 2025-07-02 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-26 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-28 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-10 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-30 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-19 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-27 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-07 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-01-14 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR