1358 Clement St · San Francisco, CA 94118

$1,828,000

5 bd · 3.0 ba · 3,256 sqft · MultiFamily public records · 34 Days on market

Built 1905 2,748 sqft lot Est $1706k · 7% over

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Why this score? — see what drove the C- 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 +14.7/30.0
• Appreciation +9.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• ARV discount +4.3/15.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Fantastic opportunity to own a classic 3-unit residential income property in the highly desirable Inner Richmond neighborhood. Located at 1358 Clement St, this triplex offers an ideal mix of stable rental income and immediate upside potential. The building features spacious flats with a total of 13 rooms across a comfortable 3,256 sq ft layout. The units offer a versatile variety of conditions for both immediate comfort and long-term value-add potential: Unit 1 is a beautifully updated 2BR/1BA flat featuring a modernized kitchen and convenient in-unit laundry setup. Unit 2 is a spacious 2BR/1BA top-floor unit boasting the building's finest views, presenting a blank canvas in original condit

Key facts

• Modernized kitchen
• Spacious flats
• Top floor unit

Tags

• SPACIOUS FLATS
• MODERNIZED KITCHEN
• IN UNIT LAUNDRY SETUP
• TOP FLOOR UNIT
• BUILDING'S FINEST VIEWS
• PREMIUM ASSET PARKING

Property features AI

Finance

• Financial info: Income property configured as a triplex with three rented units
• HOA & community: No association fee

Exterior

• Parking: Garage parking; Two covered parking spaces
• Home design: Residential income property (triplex); Built in 1905; Total building area approximately 3,256; Three units total (three currently leased)
• Construction: Original 1905 construction
• Exterior features: Regular-shaped lot; Sidewalk along property

Interior

• Kitchen: Modernized kitchen in updated 2BR unit
• Bedrooms: Total of 5 bedrooms across units; Unit mix includes two 2-bedroom flats and one 1-bedroom flat
• Bathrooms: Total of 3 bathrooms (all full baths)
• Interior features: Updated unit with modernized kitchen; Top-floor unit offers the building's best views; Original-condition top-floor unit; Ground-level flat
• Laundry & utility: In-unit laundry in the updated 2BR/1BA flat

What this means for you Summary

Snapshot

• This is a 3 × 2.0-bed/1.0-bath units multifamily listed at $1.83M.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive. Per door: $154/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.48M (18.8% below list).
• Recommended offer: $1.48M (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 (+17.1%/yr); 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $14,837/mo this rent would consume 109% of the median local household income ($164k/yr) (locally 1780% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $157k of equity ($13k loan paydown + $145k appreciation (7.9% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.9% appreciation + 8.0% rent growth), your $512k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$252k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($1.77M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $1,483,700 (18.8% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 19% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.81% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $1,706,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614-1618 Balboa St	0.42mi	5/2.0	3,263 (+0%)	1mo	$1,600,000	$490	76
167-169 11th Ave	0.27mi	5/2.0	3,098 (-5%)	2mo	$2,910,000	$939	74
1721 Clement St	0.21mi	5/4.0	3,010 (-8%)	2mo	$1,700,000	$565	72
171 23rd Ave	0.52mi	5/2.0	3,220 (-1%)	3mo	$2,125,000	$660	68
119-121 16th Ave	0.23mi	4/2.0 (-1)	3,011 (-8%)	2mo	$2,800,000	$930	66
1608 Balboa St	0.42mi	6/2.0 (+1)	3,296 (+1%)	5mo	$1,550,000	$470	65
1827 Clement St	0.28mi	4/4.0 (-1)	3,054 (-6%)	5mo	$1,600,000	$524	64
563-565 20th Ave	0.48mi	4/2.0 (-1)	3,210 (-1%)	3mo	$1,300,000	$405	64
1714-1718 Anza St	0.47mi	5/3.0	3,572 (+10%)	1mo	$2,505,000	$701	61
326 11th Ave	0.25mi	4/4.0 (-1)	3,580 (+10%)	2mo	$1,825,000	$510	61
421 Cornwall St	0.57mi	4/4.0 (-1)	3,470 (+7%)	1mo	$1,280,000	$369	53
674 10th Ave	0.59mi	4/2.0 (-1)	2,800 (-14%)	2mo	$1,038,000	$371	38

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

Projected returns pro-forma

7.92% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.66×
• Total profit: $850,722
• Equity at exit: $1,378,595

10-year hold

• IRR: 22.0%
• Equity multiple: 6.16×
• Total profit: $2,642,434
• Equity at exit: $2,726,839

Cash invested: $511,840 (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 94118

• Home prices YoY: 3.3%
• Rents YoY: 17.1%
• Active inventory: 54
• Price-to-rent: 30.8×

Monthly cashflow live

• Estimated rent: $14,837 high
• Mortgage (P&I): −$9,586
• Tax from tax record: −$911 /mo · $10,927/yr
• Insurance: −$762
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,116
• Net cashflow: $463

Break-even live

Break-even rent $14,251

Max offer price $1,828,000

Occupancy floor 92%

Sensitivity live

Price	-10% $1,498	-5% $980	+0% $463	+5% $-55	+10% $-572
Rent	-10% $-709	-5% $-123	+0% $463	+5% $1,049	+10% $1,635
Rate	-1.0pp $1,383	-0.5pp $928	base $463	+0.5pp $-11	+1.0pp $-493

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

Units	Beds	Baths	Est. rent
▸ 3× units	2.0	1	$14,838
Total (3 units)			$14,837

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: $457,000
• Closing costs: $54,840
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 35th Ave San Francisco, CA	5.0	3.0	2296	$13,995	$6.10	3d	1	1.31mi

Listing history 16 events

1. 2026-06-21
   days on market $1,828,000 Active 34 DOM
2. 2026-06-18
   days on market $1,828,000 Active 31 DOM
3. 2026-06-17
   days on market $1,828,000 Active 30 DOM
4. 2026-06-16
   days on market $1,828,000 Active 29 DOM
5. 2026-06-15
   days on market $1,828,000 Active 28 DOM
6. 2026-06-13
   days on market $1,828,000 Active 26 DOM
7. 2026-06-13
   days on market $1,828,000 Active 25 DOM
8. 2026-06-09
   days on market $1,828,000 Active 22 DOM
9. 2026-06-08
   days on market $1,828,000 Active 21 DOM
10. 2026-06-07
    days on market $1,828,000 Active 20 DOM
11. 2026-06-04
    days on market $1,828,000 Active 17 DOM
12. 2026-06-03
    days on market $1,828,000 Active 16 DOM
13. 2026-06-02
    days on market $1,828,000 Active 15 DOM
14. 2026-06-01
    days on market $1,828,000 Active 14 DOM
15. 2026-05-31
    days on market $1,828,000 Active 13 DOM
16. 2026-05-18
    listed $1,828,000 Active

ⓘ 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: $10,927 · $911/mo
• Projected year-2 tax: $13,893 · $1,158/mo
• Expected delta: +$2,966/yr (+$247/mo · 27.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥78°F today · 17 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: $178,044
• − Mortgage interest: −$102,396
• − Property taxes: −$10,927
• − Insurance: −$9,140
• − Repairs & maintenance: −$14,244
• − Management: −$14,244
• − Depreciation: −$53,178
• Taxable loss: −$26,084
• Est. tax savings @ 24.0%: +$6,260
• After-tax cash flow: $11,814/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): 39,130
• Household income: $163,995
• Rent vs Own: 64.9% rent · 35.1% own
• Severe rent burden: 1780.0

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 0.64)
• Race & ethnicity: White 49% Asian 32% Two or more races 10% Hispanic / Latino 10% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 65% English-only · Chinese 15% Spanish 6% Other Indo-European 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: ▲ 7.92%
• Current HPI: 250.5205
• Rent YoY: ▲ 17.14%
• 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

1 event — show timeline

• 2026-05-18 Listed $1,828,000 San Francisco MLS

Property tax history

+2.6%/yr

Latest (2025): $10,927 · +3.1% YoY. Source: county tax records.