2937 Harrison St · San Francisco, CA 94110

$699,000

3 bd · 1.0 ba · 1,367 sqft · MultiFamily · 51 Days on market

Built 1906 Fair condition 2,500 sqft lot $511/sqft · 39% below area Est $1141k · 39% under $250/mo HOA · 4% of rent ↓ 44% since listing

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Priced to sell Duplex in the heart of Mission District. Great opportunity for investment. All units currently occupied. Top unit features 4 Br/1 full bath. Second unit 3 BR/1 full bath. Basement unit 2 BR/ 1 full bath. Ideal for Investor. Minutes away to Dolores park and Scenic Bernal Heights Park.

Key facts

• Large windows
• Park facing outlooks
• 2,500 sq ft lot

Tags

• MISSION DISTRICT FLAT
• OVERLOOKING GARFIELD SQUARE
• PRESERVED PERIOD DETAILS
• ORIGINAL HARDWOOD FLOORS
• LARGE WINDOWS
• PARK FACING OUTLOOKS

Property features AI

Finance

• Other: Single-unit community
• HOA & community: Has HOA; HOA fee $250 monthly

Exterior

• Home design: Residential property; Tenancy in Common; Property is attached; TIC agreement in place
• Construction: Built in 1906
• Exterior features: Entry level: 0

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Gas heating; Wall furnace
• Interior features: Has heating; Has fireplace (brick); One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $699k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $458 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $699k).
• Recommended offer: $678k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $7,012/mo this rent would consume 53% 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 $5k of loan paydown is wiped out by about $21k 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 $196k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $678,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.00% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

• ARV (median comp): $1,141,310
• List price: $699,000
• Delta: -38.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.76×
• Total profit: $-46,755
• Equity at exit: $104,223

10-year hold

• IRR: 9.0%
• Equity multiple: 1.85×
• Total profit: $166,589
• Equity at exit: $60,437

Cash invested: $195,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $7,012 high
• Mortgage (P&I): −$3,666
• Tax est. 1.5%: −$874 /mo · $10,485/yr
• Insurance: −$291
• HOA: −$250
• Vacancy / Maint / Mgmt: −$1,472
• Net cashflow: $458

Break-even live

Break-even rent $6,431

Max offer price $699,000

Occupancy floor 88%

Sensitivity live

Price	-10% $942	-5% $700	+0% $458	+5% $217	+10% $-25
Rent	-10% $-95	-5% $182	+0% $458	+5% $735	+10% $1,012
Rate	-1.0pp $810	-0.5pp $636	base $458	+0.5pp $277	+1.0pp $93

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
858 Capp St Unit 1794 San Francisco, CA	2.0	2.5	1818	$17,050	$9.38	24d	1	0.42mi
2830 22nd St Unit 2830 San Francisco, CA	2.0	2.0	1090	$5,200	$4.77	17d	1	0.42mi
725 Capp St San Francisco, CA	4.0	2.0	1350	$5,490	$4.07	44d	1	0.48mi
454 Holladay Ave San Francisco, CA	4.0	2.0	1500	$8,500	$5.67	19d	1	0.55mi
830 Alabama St San Francisco, CA	3.0	2.0	1465	$9,500	$6.48	44d	1	0.57mi
79 Coleridge St San Francisco, CA	3.0	2.0	1850	$9,750	$5.27	25d	1	0.58mi
3645 25th St San Francisco, CA	3.0	2.0	1100	$7,000	$6.36	44d	1	0.61mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	3d	1	0.64mi
2115-2117 22nd St Unit 2117 San Francisco, CA	2.0	1.0	1000	$4,600	$4.60	22d	1	0.68mi
1043 Dolores St San Francisco, CA	2.0	2.0	1012	$7,500	$7.41	3d	1	0.79mi
2333 Mission St #2 San Francisco, CA	2.0	2.0	1010	$4,900	$4.85	8d	1	0.80mi
922 Valencia St Apt C San Francisco, CA	3.0	2.5	1300	$7,950	$6.12	44d	1	0.80mi
922 Valencia St San Francisco, CA	3.0	3.0	1100	$8,450	$7.68	44d	1	0.80mi
922 Valencia St Unit A San Francisco, CA	3.0	2.5	1250	$8,450	$6.76	44d	1	0.80mi
2 Fair Oaks St #4 San Francisco, CA	3.0	1.0	1513	$9,900	$6.54	19d	1	0.87mi
3436 19th St Unit A San Francisco, CA	3.0	2.0	1250	$7,225	$5.78	20d	1	0.88mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	8d	1	0.91mi
696 De Haro St #1611 San Francisco, CA	3.0	2.0	1515	$6,580	$4.34	8d	1	0.93mi
1772 Dolores St #1 San Francisco, CA	2.0	1.0	900	$3,995	$4.44	25d	1	0.96mi
600 S Van Ness Ave San Francisco, CA	2.0	2.0	1200	$6,500	$5.42	3d	1	0.99mi
2018 Oakdale Ave San Francisco, CA	3.0	2.0	1300	$4,995	$3.84	44d	1	1.00mi
1395 22nd St San Francisco, CA	1.0–2.0	1.0–2.0	772	$10,000	$12.95	0d	3	1.03mi
1394-1396 Sanchez St Unit 1394 San Francisco, CA	2.0	1.0	1130	$4,500	$3.98	44d	1	1.03mi
351-353 Richland Ave Unit 351 San Francisco, CA	2.0	2.0	1147	$5,950	$5.19	24d	1	1.05mi
542 Valencia St Unit A San Francisco, CA	2.0	1.0	1600	$5,000	$3.12	25d	1	1.15mi
996 Noe St San Francisco, CA	2.0	1.5	972	$7,500	$7.72	44d	1	1.19mi
454 Pennsylvania Ave San Francisco, CA	3.0	2.5	1388	$8,950	$6.45	25d	1	1.20mi
1626 Noe St San Francisco, CA	3.0	2.0	1870	$12,000	$6.42	25d	1	1.21mi
800 Indiana St San Francisco, CA	3.0	1.0–2.5	952	$7,241	$7.61	0d	1	1.24mi
4058 20th St San Francisco, CA	3.0	2.0	1794	$13,975	$7.79	25d	1	1.26mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	792	$5,614	$7.08	4d	5	1.27mi
2660 3rd St San Francisco, CA	2.0	1.0–2.0	708	$7,227	$10.20	0d	6	1.29mi
1121 Tennessee St #5 San Francisco, CA	2.0	2.0	1284	$6,500	$5.06	44d	1	1.31mi
258 Dorland St Unit 7 San Francisco, CA	2.0	2.0	1500	$5,500	$3.67	44d	1	1.34mi
1010 16th St San Francisco, CA	2.0	1.0–2.0	963	$5,786	$6.01	2d	8	1.35mi
47 Ford St San Francisco, CA	2.0	1.5	1401	$6,500	$4.64	20d	1	1.39mi
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$6,931	$7.93	2d	3	1.41mi
4343 3rd St #205 San Francisco, CA	3.0	2.0	1117	$5,500	$4.92	44d	1	1.45mi
380 10th St San Francisco, CA	2.0	2.0	1122	$5,495	$4.90	45d	1	1.49mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 21 events

1. 2026-06-18
   days on market $699,000 Active 51 DOM
2. 2026-06-17
   days on market $699,000 Active 50 DOM
3. 2026-06-16
   days on market $699,000 Active 49 DOM
4. 2026-06-15
   days on market $699,000 Active 48 DOM
5. 2026-06-13
   days on market $699,000 Active 46 DOM
6. 2026-06-13
   days on market $699,000 Active 45 DOM
7. 2026-06-09
   days on market $699,000 Active 42 DOM
8. 2026-06-08
   days on market $699,000 Active 41 DOM
9. 2026-06-07
   days on market $699,000 Active 40 DOM
10. 2026-06-04
    days on market $699,000 Active 37 DOM
11. 2026-06-03
    days on market $699,000 Active 36 DOM
12. 2026-06-02
    days on market $699,000 Active 35 DOM
13. 2026-06-01
    days on market $699,000 Active 34 DOM
14. 2026-05-31
    days on market $699,000 Active 33 DOM
15. 2026-04-29
    price $699,000 991-char remark
16. 2026-04-28
    listed $700,000 Active 991-char remark
17. 2022-03-31
    soldstatus $1,350,000 Sold 299-char remark

    Show marketing remark (299 chars)

    Priced to sell Duplex in the heart of Mission District. Great opportunity for investment. All units currently occupied. Top unit features 4 Br/1 full bath. Second unit 3 BR/1 full bath. Basement unit 2 BR/ 1 full bath. Ideal for Investor. Minutes away to Dolores park and Scenic Bernal Heights Park.

18. 2022-03-31
    soldstatus $1,350,000

    Show marketing remark (299 chars)

    Priced to sell Duplex in the heart of Mission District. Great opportunity for investment. All units currently occupied. Top unit features 4 Br/1 full bath. Second unit 3 BR/1 full bath. Basement unit 2 BR/ 1 full bath. Ideal for Investor. Minutes away to Dolores park and Scenic Bernal Heights Park.

19. 2022-01-20
    status Pending (Do Not Show) 299-char remark
20. 2022-01-04
    listed $1,250,000 Active 299-char remark
21. 2022-01-03
    listed $1,250,000

    Show marketing remark (299 chars)

    Priced to sell Duplex in the heart of Mission District. Great opportunity for investment. All units currently occupied. Top unit features 4 Br/1 full bath. Second unit 3 BR/1 full bath. Basement unit 2 BR/ 1 full bath. Ideal for Investor. Minutes away to Dolores park and Scenic Bernal Heights Park.

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

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 8 d/yr ≥78°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: $84,138
• − Mortgage interest: −$39,155
• − Property taxes: −$10,485
• − Insurance: −$3,495
• − Repairs & maintenance: −$6,731
• − Management: −$6,731
• − HOA: −$3,000
• − Depreciation: −$20,335
• Taxable loss: −$5,793
• Est. tax savings @ 24.0%: +$1,390
• After-tax cash flow: $6,892/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This multi-family home in the Mission District requires moderate renovations, including painting, updating kitchen cabinets, and bathroom fixtures. The home has potential for significant value increase with these improvements.

Repairs flagged

• Major Kitchen cabinets — No photos of kitchen
• Major Bathroom fixtures — No photos of bathroom
• Moderate Paint — Paint appears worn in some areas

Value-add opportunities

• Both Paint — Fresh paint can improve curb appeal and interior aesthetics
• Both Kitchen cabinets — New cabinets can increase the home's value and functionality
• Both Bathroom fixtures — Upgraded fixtures can enhance the bathroom's functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · No photos of kitchen	Major	$15,000–50,000
Bathroom fixtures · No photos of bathroom	Major	$15,000–50,000
Paint · Paint appears worn in some areas	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Paint — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Kitchen cabinets — New cabinets can increase the home's value and functionality ↑
• Both Bathroom fixtures — Upgraded fixtures can enhance the bathroom's functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-44.1% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $699,000 San Francisco MLS
• 2026-04-28 Listed $700,000 San Francisco MLS
• 2022-03-31 Sold (MLS) $1,350,000 San Francisco MLS
• 2022-01-03 Listed $1,250,000 San Francisco MLS