121 Yukon St · San Francisco, CA 94114

$1,300,000

3 bd · 3.0 ba · 800 sqft · MultiFamily public records · 45 Days on market

Built 1908 2,188 sqft lot Est $2156k · 40% under

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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 +15.0/15.0
• Appreciation +9.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +2.5/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Contractor special. Build your dream home! Spectacular location next to Kite Hill Park in the heart of Eureka Valley. The property has lovely views of the neighborhood and the park. Tremendous development opportunity for a custom home, multi-unit or for a spec property. Highly desirable location with a park outside your doorstep - a dog-lover's paradise. Close to gourmet restaurants, cafes, nightlife, the Castro, the Mission and Dolores Park. All the potential in the world for an amazing residence in a location that will maximize your quality of life and enjoyment. The property is a major fixer, possibly a demo property. Land use per tax records is 3-units. Zoning may allow for single family, 2 or 3 units. Buyer to do their own investigation and feasibility studies.

Key facts

• Eastern exposure
• Fully detached
• Unobstructed views

Tags

• FULLY DETACHED
• ADJACENT TO KITE HILL PARK
• UNOBSTRUCTED VIEWS
• EASTERN EXPOSURE
• APPROVED EXPANSION
• DENSITY POTENTIAL

Property features AI

Finance

• Financial info: Not furnished units; Three total rental units (no reported annual occupancy values)
• HOA & community: No association fee

Exterior

• Parking: Attached garage with 2 covered spaces (2 total parking spaces)
• Utilities: Zoning: RH1 S
• Home design: Residential income property — Triplex; Three or more levels (3 stories); Built in 1908; Asphalt roof; Property condition: fixer
• Construction: One building on the lot
• Exterior features: Lot is sloped with few trees; Lot size approximately 2,188 sq ft

Interior

• Bedrooms: Three bedrooms total; Each unit is a 1 bed, 1 bath apartment (three units)
• Bathrooms: Three full bathrooms total
• Interior features: Yard space; Balcony/Deck and deck

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-5k ($-54k/yr) — negative.
• To cash-flow at today's rent, offer at most $502k (61.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $537k (58.7% below list).
• Recommended offer: $502k (61.4% below list) — sets the bar for cash-flow.

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 (+14.4%/yr); 121 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 32% of the median local income ($204k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $133k of equity ($9k loan paydown + $124k appreciation (9.5% 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 ~$213k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($1.26M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $501,971 (61.4% 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 45 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.41% ✗
• Cap rate: 2.12%
• Cash-on-cash: -14.89%
• DSCR: 0.34
• GRM: 20.2

CMA / ARV

• ARV (median comp): $2,155,697
• List price: $1,300,000
• Delta: -39.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

9.51% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 2.11×
• Total profit: $404,941
• Equity at exit: $1,124,701

10-year hold

• IRR: 14.5%
• Equity multiple: 5.06×
• Total profit: $1,478,390
• Equity at exit: $2,377,682

Cash invested: $364,000 (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 94114

• Home prices YoY: 4.4%
• Rents YoY: 14.4%
• Active inventory: 121
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $5,366 high
• Mortgage (P&I): −$6,817
• Tax from tax record: −$1,398 /mo · $16,776/yr
• Insurance: −$542
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,127
• Net cashflow: $-4,517

Break-even live

Break-even rent $11,085

Max offer price $501,971

Occupancy floor —

Sensitivity live

Price	-10% $-3,782	-5% $-4,150	+0% $-4,517	+5% $-4,885	+10% $-5,253
Rent	-10% $-4,941	-5% $-4,729	+0% $-4,517	+5% $-4,305	+10% $-4,094
Rate	-1.0pp $-3,863	-0.5pp $-4,187	base $-4,517	+0.5pp $-4,854	+1.0pp $-5,197

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: $325,000
• Closing costs: $39,000
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
179 Caselli Ave Unit 2 San Francisco, CA	3.0	1.0	950	$3,750	$3.95	7d	1	0.11mi
3550 Market St Unit 206 San Francisco, CA	2.0	2.0	1012	$4,950	$4.89	20d	1	0.12mi
3550 Market St San Francisco, CA	2.0	2.0	1012	$5,495	$5.43	45d	1	0.12mi
165 States St San Francisco, CA	2.0	2.0	1100	$6,000	$5.45	45d	1	0.41mi
1 Homestead San Francisco, CA	2.0	1.0	750	$6,900	$9.20	26d	1	0.52mi
18 Perego Ter San Francisco, CA	2.0	2.0	1100	$5,145	$4.68	45d	1	0.55mi
996 Noe St San Francisco, CA	2.0	1.5	972	$7,500	$7.72	45d	1	0.62mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	14d	1	0.65mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	7d	1	0.65mi
5160 Diamond Heights Blvd Unit 301C San Francisco, CA	2.0	1.0	990	$4,250	$4.29	45d	1	0.84mi
664 Cole St San Francisco, CA	2.0	1.0	1010	$4,888	$4.84	23d	1	0.87mi
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	45d	1	0.95mi
5285 Diamond Heights Blvd San Francisco, CA	1.0–2.0	1.0–2.0	805	$6,484	$8.05	0d	6	0.97mi
1043 Dolores St San Francisco, CA	2.0	2.0	1012	$7,500	$7.41	4d	1	1.00mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	9d	1	1.02mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	45d	1	1.03mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	3d	1	1.03mi
400 Duboce Ave San Francisco, CA	2.0	1.0	923	$7,475	$8.10	25d	1	1.05mi
332 Fair Oaks St Unit 05 San Francisco, CA	2.0	1.0	817	$5,195	$6.36	45d	1	1.07mi
415 Warren Dr Unit 02 San Francisco, CA	2.0	1.0	836	$4,495	$5.38	16d	1	1.09mi
38 Dolores St San Francisco, CA	2.0	1.0	789	$5,579	$7.07	0d	1	1.09mi
415 Warren Dr Unit 09 San Francisco, CA	2.0	1.0	789	$4,695	$5.95	16d	1	1.09mi
922 Valencia St San Francisco, CA	3.0	3.0	1100	$8,450	$7.68	45d	1	1.12mi
236-258 Hugo St Unit 244 San Francisco, CA	2.0	1.0	912	$5,595	$6.13	9d	1	1.15mi
8 Buchanan St #609 San Francisco, CA	2.0	2.0	990	$6,950	$7.02	9d	1	1.19mi
3645 25th St San Francisco, CA	3.0	2.0	1100	$7,000	$6.36	45d	1	1.21mi
2333 Mission St #2 San Francisco, CA	2.0	2.0	1010	$4,900	$4.85	9d	1	1.26mi
677 Oak St Unit 8 San Francisco, CA	2.0	1.0	850	$4,395	$5.17	20d	1	1.27mi
200 Buchanan St San Francisco, CA	1.0–2.0	1.0–2.0	1015	$9,680	$9.53	0d	10	1.28mi
2001 McAllister St San Francisco, CA	1.0–2.0	1.0–2.0	815	$5,500	$6.74	23d	1	1.29mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	931	$6,066	$6.52	0d	6	1.34mi
826 Central Ave San Francisco, CA	3.0	1.0	1100	$4,989	$4.54	45d	1	1.35mi
701 Parker Ave Unit 106 San Francisco, CA	2.0	2.0	1000	$4,995	$5.00	0d	1	1.36mi
520 Bartlett St Unit 2 San Francisco, CA	2.0	1.0	810	$4,895	$6.04	26d	1	1.39mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	45d	1	1.43mi

Listing history 20 events

1. 2026-06-21
   days on market $1,300,000 Active 45 DOM
2. 2026-06-18
   days on market $1,300,000 Active 42 DOM
3. 2026-06-17
   days on market $1,300,000 Active 41 DOM
4. 2026-06-16
   days on market $1,300,000 Active 40 DOM
5. 2026-06-15
   days on market $1,300,000 Active 39 DOM
6. 2026-06-13
   days on market $1,300,000 Active 37 DOM
7. 2026-06-13
   days on market $1,300,000 Active 36 DOM
8. 2026-06-09
   days on market $1,300,000 Active 33 DOM
9. 2026-06-08
   days on market $1,300,000 Active 32 DOM
10. 2026-06-07
    days on market $1,300,000 Active 31 DOM
11. 2026-06-04
    days on market $1,300,000 Active 28 DOM
12. 2026-06-03
    days on market $1,300,000 Active 27 DOM
13. 2026-06-02
    days on market $1,300,000 Active 26 DOM
14. 2026-06-01
    days on market $1,300,000 Active 25 DOM
15. 2026-05-31
    days on market $1,300,000 Active 24 DOM
16. 2026-05-07
    listed $1,300,000 Active 1592-char remark
17. 2021-04-08
    soldstatus $1,150,000 Closed 776-char remark

    Show marketing remark (776 chars)

    Contractor special. Build your dream home! Spectacular location next to Kite Hill Park in the heart of Eureka Valley. The property has lovely views of the neighborhood and the park. Tremendous development opportunity for a custom home, multi-unit or for a spec property. Highly desirable location with a park outside your doorstep - a dog-lover's paradise. Close to gourmet restaurants, cafes, nightlife, the Castro, the Mission and Dolores Park. All the potential in the world for an amazing residence in a location that will maximize your quality of life and enjoyment. The property is a major fixer, possibly a demo property. Land use per tax records is 3-units. Zoning may allow for single family, 2 or 3 units. Buyer to do their own investigation and feasibility studies.

18. 2021-04-08
    soldstatus $1,150,000

    Show marketing remark (776 chars)

    Contractor special. Build your dream home! Spectacular location next to Kite Hill Park in the heart of Eureka Valley. The property has lovely views of the neighborhood and the park. Tremendous development opportunity for a custom home, multi-unit or for a spec property. Highly desirable location with a park outside your doorstep - a dog-lover's paradise. Close to gourmet restaurants, cafes, nightlife, the Castro, the Mission and Dolores Park. All the potential in the world for an amazing residence in a location that will maximize your quality of life and enjoyment. The property is a major fixer, possibly a demo property. Land use per tax records is 3-units. Zoning may allow for single family, 2 or 3 units. Buyer to do their own investigation and feasibility studies.

19. 2021-03-10
    status Pending 776-char remark

    Show marketing remark (776 chars)

    Contractor special. Build your dream home! Spectacular location next to Kite Hill Park in the heart of Eureka Valley. The property has lovely views of the neighborhood and the park. Tremendous development opportunity for a custom home, multi-unit or for a spec property. Highly desirable location with a park outside your doorstep - a dog-lover's paradise. Close to gourmet restaurants, cafes, nightlife, the Castro, the Mission and Dolores Park. All the potential in the world for an amazing residence in a location that will maximize your quality of life and enjoyment. The property is a major fixer, possibly a demo property. Land use per tax records is 3-units. Zoning may allow for single family, 2 or 3 units. Buyer to do their own investigation and feasibility studies.

20. 2021-02-19
    listed $1,000,000 Active 776-char remark

    Show marketing remark (776 chars)

    Contractor special. Build your dream home! Spectacular location next to Kite Hill Park in the heart of Eureka Valley. The property has lovely views of the neighborhood and the park. Tremendous development opportunity for a custom home, multi-unit or for a spec property. Highly desirable location with a park outside your doorstep - a dog-lover's paradise. Close to gourmet restaurants, cafes, nightlife, the Castro, the Mission and Dolores Park. All the potential in the world for an amazing residence in a location that will maximize your quality of life and enjoyment. The property is a major fixer, possibly a demo property. Land use per tax records is 3-units. Zoning may allow for single family, 2 or 3 units. Buyer to do their own investigation and feasibility studies.

ⓘ 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: $16,776 · $1,398/mo
• Projected year-2 tax: $16,776 · $1,398/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 ≥76°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: $64,398
• − Mortgage interest: −$72,820
• − Property taxes: −$16,776
• − Insurance: −$6,500
• − Repairs & maintenance: −$5,152
• − Management: −$5,152
• − Depreciation: −$37,818
• Taxable loss: −$79,820
• Est. tax savings @ 24.0%: +$19,157
• After-tax cash flow: $-35,053/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): 33,020
• Household income: $204,134
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1336.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Asian 14% Two or more races 12% Hispanic / Latino 10% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Italian 4% Romanian 3%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 6% Chinese 4% Other Indo-European 4%

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: ▲ 9.51%
• Current HPI: 223.6988
• Rent YoY: ▲ 14.40%
• 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

+30.0% since first listed

5 events — show timeline

• 2026-05-07 Listed $1,300,000 San Francisco MLS
• 2021-04-08 Sold (Public Records) $1,150,000 Public Records
• 2021-04-08 Sold (MLS) $1,150,000 San Francisco MLS
• 2021-03-10 Pending — San Francisco MLS
• 2021-02-19 Listed $1,000,000 San Francisco MLS

Property tax history

+11.4%/yr

Latest (2025): $16,776 · +7.5% YoY. Source: county tax records.