335 A St · South San Francisco, CA 94080

$1,299,000

3 bd · 2.0 ba · 1,387 sqft · MultiFamily public records · 53 Days on market

Built 1930 2,500 sqft lot $937/sqft · 44% above area Est $1344k · at est.

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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).

• Cash flow +12.0/30.0
• ARV discount +9.0/15.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

An investment opportunity awaits at 335-337 A Street, a well-maintained duplex ideally located in the heart of South San Francisco. Perfect for an owner-occupant or savvy investor, this versatile property features 1171sqft upper unit with two bedrooms, two full bathrooms, a spacious living room, kitchen, sunroom, and a private patio with a swing. Plus a 899sqft lower unit which is fully electric and includes one bedroom, a full bathroom, a bonus room/office, a cozy living room, and a kitchen with deck access. Additional highlights include a three-car carport, ample storage, washer and dryer hookups, and separate PG & E and water meters for each unit. A shared backyard with patio space a

Key facts

• Bonus room
• Deck access
• Private patio

Tags

• WELL MAINTAINED DUPLEX
• PRIVATE PATIO
• BONUS ROOM
• DECK ACCESS
• THREE CAR CARPORT
• AMPLE STORAGE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Covered carport parking for 3 vehicles total
• Utilities: City utilities; Public sewer; Separate meters for water, gas and electricity
• Home design: Duplex (Residential Income); House(s) subtype; Built in 1930; Updated/remodeled condition
• Construction: Year built 1930
• Exterior features: Regular-shaped lot; Other-style roof

Interior

• Kitchen: Microwave; Free-standing refrigerator; Free-standing gas range; Dishwasher
• Bedrooms: Unit 1: 1 bedroom; Unit 2: 2 bedrooms
• Flooring: Wood; Tile; Laminate; Carpet
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Updated/remodeled interiors; Dual-pane full windows; Two levels (2-story)
• Laundry & utility: Washer and dryer owned

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative. Per door: $-157/mo.
• To cash-flow at today's rent, offer at most $1.24M (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $948k (27.0% below list).
• Recommended offer: $948k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.1% in South 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 65/100 on livability (#372 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• South San Francisco Unified (urban): math 38% / reading 47% proficiency, ranked #176 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Los Cerritos Elementary (math 17% / reading 22%, grade F, #1,270 of 1,571 statewide, top 83%, 306 students, 50% FRL); Alta Loma Middle (math 32% / reading 42%, grade F, #170 of 498 statewide, top 35%, 628 students, 34% FRL); South San Francisco High (math 37% / reading 64%, grade D+, #324 of 1,170 statewide, top 28%, 1,280 students, 41% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 76 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,019 units permitted in San Mateo County in 2024 (484 in 5+ unit buildings).
• At $9,479/mo this rent would consume 83% of the median local household income ($137k/yr) (locally 2470% 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 $9k of loan paydown is wiped out by about $39k of value loss. Plan a longer hold.
• San Mateo County population projected at +24% 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 ($1.26M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $165k; list at $1.30M implies a 687% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $947,900 (27.0% 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 27% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.73% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 11.4

CMA / ARV

• ARV (median comp): $1,343,690
• List price: $1,299,000
• Delta: -3.33%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 Grand Ave	0.61mi	4/2.0 (+1)	1,310 (-6%)	8mo	$1,505,000	$1,149	51

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 · 6.02% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-201,449
• Equity at exit: $193,685

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-74,027
• Equity at exit: $112,314

Cash invested: $363,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

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

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 94080

• Rents YoY: 6.0%
• Active inventory: 76
• Price-to-rent: 22.8×

Monthly cashflow live

• Estimated rent: $9,479 medium
• Mortgage (P&I): −$6,812
• Tax from tax record: −$450 /mo · $5,398/yr
• Insurance: −$541
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,991
• Net cashflow: $-315

Break-even live

Break-even rent $9,877

Max offer price $1,243,389

Occupancy floor 98%

Sensitivity live

Price	-10% $421	-5% $53	+0% $-315	+5% $-682	+10% $-1,050
Rent	-10% $-1,064	-5% $-689	+0% $-315	+5% $60	+10% $434
Rate	-1.0pp $339	-0.5pp $16	base $-315	+0.5pp $-651	+1.0pp $-994

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$9,478
Total (2 units)			$9,479

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
739 Circle Ct South San Francisco, CA	2.0	1.0	900	$3,795	$4.22	26d	1	0.43mi
663 1st Ln Unit 663 South San Francisco, CA	3.0	2.0	1100	$5,100	$4.64	0d	1	0.49mi
150 Hazelwood Dr South San Francisco, CA	4.0	3.0	1350	$1,550	$1.15	45d	1	0.56mi
657 Grand Ave #1655 South San Francisco, CA	3.0	2.0	1100	$4,450	$4.05	45d	1	0.65mi
1111 Mission Rd Unit 09 South San Francisco, CA	2.0	2.0	950	$3,350	$3.53	16d	1	0.85mi
225 Alta Mesa Dr South San Francisco, CA	3.0	1.0	1230	$5,100	$4.15	1d	1	1.03mi
853 Commodore Dr #1398 San Bruno, CA	1.0–2.0	1.0–2.0	774	$4,600	$5.94	0d	2	1.15mi
1099 Admiral Ct San Bruno, CA	1.0–3.0	1.0–3.0	1265	$5,665	$4.48	0d	1	1.17mi
150 Airport Blvd South San Francisco, CA	1.0–2.0	1.0–2.0	998	$5,347	$5.36	0d	17	1.17mi
943 Ridgeview Ct Unit 2A South San Francisco, CA	2.0	1.0	930	$3,480	$3.74	45d	1	1.20mi
400 Cypress Ave South San Francisco, CA	3.0	1.0–2.0	944	$5,375	$5.69	0d	24	1.23mi
2210 Gellert Blvd #5405 South San Francisco, CA	3.0	2.0	1290	$4,250	$3.29	3d	1	1.37mi
833 Linden Ave South San Francisco, CA	3.0	1.0	1188	$4,095	$3.45	45d	1	1.38mi
101 McLellan Dr South San Francisco, CA	2.0	1.0–2.0	779	$3,740	$4.80	0d	7	1.40mi

Listing history 19 events

1. 2026-06-21
   days on market $1,299,000 Active 53 DOM
2. 2026-06-18
   days on market $1,299,000 Active 50 DOM
3. 2026-06-17
   days on market $1,299,000 Active 49 DOM
4. 2026-06-16
   days on market $1,299,000 Active 48 DOM
5. 2026-06-15
   days on market $1,299,000 Active 47 DOM
6. 2026-06-13
   days on market $1,299,000 Active 45 DOM
7. 2026-06-13
   days on market $1,299,000 Active 44 DOM
8. 2026-06-09
   days on market $1,299,000 Active 41 DOM
9. 2026-06-08
   days on market $1,299,000 Active 40 DOM
10. 2026-06-07
    days on market $1,299,000 Active 39 DOM
11. 2026-06-04
    days on market $1,299,000 Active 36 DOM
12. 2026-06-03
    days on market $1,299,000 Active 35 DOM
13. 2026-06-02
    days on market $1,299,000 Active 34 DOM
14. 2026-06-01
    days on market $1,299,000 Active 33 DOM
15. 2026-05-31
    days on market $1,299,000 Active 32 DOM
16. 1986-11-26
    soldstatus $165,000
17. 1986-11-26
    soldstatus $165,000
18. 1986-04-30
    soldstatus $135,000
19. 1986-04-30
    soldstatus $135,000

ⓘ 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: $5,398 · $450/mo
• Projected year-2 tax: $9,872 · $823/mo
• Expected delta: +$4,474/yr (+$373/mo · 82.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥78°F today · 19 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: $113,748
• − Mortgage interest: −$72,764
• − Property taxes: −$5,398
• − Insurance: −$6,495
• − Repairs & maintenance: −$9,100
• − Management: −$9,100
• − Depreciation: −$37,789
• Taxable loss: −$26,898
• Est. tax savings @ 24.0%: +$6,456
• After-tax cash flow: $2,678/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: South San Francisco Unified
• NCES district ID: 0637530
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $82,986
• Composite: 39.69/100
• National rank: #3905
• State rank: #176 of 517 in CA

Livability — South San Francisco

• Score: 65/100
• State rank: #372
• US rank: #12707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South San Francisco, CA
• County: San Mateo County · 733,415 people
• City population: 64,761
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 64,761
• Household income: $136,733
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 2470.0

Population outlook (San Mateo County) Hauer SSP2

• Today (2025): 864,008 people
• By 2030: 910,523 · +5.4%
• By 2040: 997,285 · +15.4%
• By 2050: 1,071,189 · +24.0%
• By 2075: 1,197,206 · +38.6%
• By 2100: 1,192,523 · +38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Asian 42% Hispanic / Latino 31% White 21% Two or more races 13% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, China, Vietnam
• Languages at home: 47% English-only · Spanish 20% Tagalog/Filipino 12% Chinese 11%

Political lean MEDSL · San Mateo

• 2024 margin: Solid D (+50.3) · D 73.5% · R 23.2% · Other 3.3%
• 2008→2024 swing: +1.6pp toward D · 2008: 48.7pp · 2024: 50.3pp
• All cycles: 2024: D+50.3 2020: D+57.7 2016: D+57.7 2012: D+44.8 2008: D+48.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1094.19%
• Current HPI: 330.5769
• Rent YoY: ▲ 6.02%
• 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

+22.2% since first listed

4 events — show timeline

• 1986-11-26 Sold (Public Records) $165,000 Public Records
• 1986-11-26 Sold (Public Records) $165,000 Public Records
• 1986-04-30 Sold (Public Records) $135,000 Public Records
• 1986-04-30 Sold (Public Records) $135,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $5,398 · +1.2% YoY. Source: county tax records.