1316-1326 Vallejo St · San Francisco, CA 94109

$3,700,000

12 bd · 6.0 ba · 5,088 sqft · MultiFamily public records · 224 Days on market

Built 1908 Est $2580k · 43% over ↓ 5% since listing

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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 +13.6/30.0
• Appreciation +7.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

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

Almost entirely vacant 6 units with garage; Sirkin Law tic & CA Dre approved to sell individual units or rent. Prime Russian Hill Classic Edwardian, semi detached 6 unit apartment bldg. , with partial city views on top units. All units have 4 rooms that rents as 2 bedrooms; High Ceilings throughout; Coved Ceilings in the bedrooms; the Living room is next to Large Dine-In Kitchen with original built in cabinets in both rooms; there are period details, original crown moldings, coved ceilings, fireplaces & hardwood floors. Separately metered PG & E with in unit wall heaters & 6 separate water heaters down in the garage/basement; not on soft story list. The interior back s

Key facts

• Period details
• Coved ceilings
• Hardwood floors

Tags

• LARGE DINE IN KITCHEN
• ORIGINAL BUILT IN CABINETS
• PERIOD DETAILS
• ORIGINAL CROWN MOLDINGS
• COVED CEILINGS
• HARDWOOD FLOORS

Property features AI

Finance

• Financial info: Multi-family: 6 total units (5 currently vacant), units not furnished
• HOA & community: No association fee

Exterior

• Parking: Attached garage with garage door opener and inside entrance; 5 parking spaces total
• Security: Fire alarm; Security gate; Smoke detectors
• Utilities: Gas on separate meter; Electric on separate meter
• Home design: Residential income property (multi-family, 5+ units); One building; Edwardian style
• Construction: Built in 1908; Stucco construction; Asphalt roof; Capped brick and concrete perimeter foundation
• Exterior features: Enclosed patio

Interior

• Kitchen: Free-standing refrigerator; Microwave
• Bedrooms: 12 bedrooms total
• Flooring: Wood floors
• Heating & cooling: Baseboard heating; Gas heating; Wall furnace
• Interior features: Built-in storage; Fireplace(s)

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/?-bath units multifamily listed at $3.70M.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive. Per door: $31/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 $3.26M (11.9% below list).
• Recommended offer: $3.26M (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 (+15.6%/yr); 155 active listings in the ZIP; solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $32,605/mo this rent would consume 369% of the median local household income ($106k/yr) (locally 5272% 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 $211k of equity ($26k loan paydown + $186k appreciation (5.0% 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 (5.0% appreciation + 8.0% rent growth), your $1.04M cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$339k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($3.26M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $3,256,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% 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 1908 — 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. 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?
10. 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.
11. 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.
12. 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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $2,579,616
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Bernard St	0.28mi	12/—	4,950 (-3%)	15mo	$2,100,000	$424	70
1375 Sacramento St	0.43mi	11/— (-1)	5,194 (+2%)	6mo	$2,900,000	$558	67
2128-2132 Larkin St	0.05mi	12/3.0	5,505 (+8%)	20mo	$2,400,000	$436	55
857-863 Lombard St	0.38mi	12/—	5,400 (+6%)	24mo	$3,150,000	$583	52
122-132 Jasper Pl	0.64mi	12/—	5,016 (-1%)	20mo	$1,400,000	$279	51
1730 Filbert St	0.50mi	11/— (-1)	5,810 (+14%)	1mo	$3,800,000	$654	47
1329-1333 Powell St	0.48mi	12/7.0	4,372 (-14%)	22mo	$1,575,000	$360	32
761 Pine St	0.74mi	13/4.0 (+1)	4,338 (-15%)	8mo	$2,200,000	$507	21

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

Projected returns pro-forma

5.02% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.01×
• Total profit: $1,042,083
• Equity at exit: $2,101,535

10-year hold

• IRR: 18.0%
• Equity multiple: 4.43×
• Total profit: $3,552,857
• Equity at exit: $3,630,931

Cash invested: $1,036,000 (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 94109

• Home prices YoY: 2.9%
• Rents YoY: 15.6%
• Active inventory: 155
• Price-to-rent: 56.7×

Monthly cashflow live

• Estimated rent: $32,605 high
• Mortgage (P&I): −$19,403
• Tax est. 1.5%: −$4,625 /mo · $55,500/yr
• Insurance: −$1,542
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,847
• Net cashflow: $188

Break-even live

Break-even rent $32,367

Max offer price $3,700,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	—	$32,604
Total (6 units)			$32,605

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: $925,000
• Closing costs: $111,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $3,700,000 Active 224 DOM
2. 2026-06-17
   days on market $3,700,000 Active 223 DOM
3. 2026-06-16
   days on market $3,700,000 Active 222 DOM
4. 2026-06-15
   remarks 683-char remark
5. 2026-06-15
   listed $3,700,000 Active 221 DOM

ⓘ 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 7 d/yr ≥79°F today · 16 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: $391,260
• − Mortgage interest: −$207,258
• − Property taxes: −$55,500
• − Insurance: −$18,500
• − Repairs & maintenance: −$31,301
• − Management: −$31,301
• − Depreciation: −$107,636
• Taxable loss: −$60,235
• Est. tax savings @ 24.0%: +$14,457
• After-tax cash flow: $16,713/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): 54,553
• Household income: $106,018
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5272.0

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 0.66)
• Race & ethnicity: White 50% Asian 27% Hispanic / Latino 13% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 31% · China, Canada, Vietnam
• Languages at home: 64% English-only · Chinese 10% Spanish 7% Other Asian/Pacific 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: ▲ 5.02%
• Current HPI: 175.8886
• Rent YoY: ▲ 15.60%
• 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

-4.8% since first listed

9 events — show timeline

• 2025-12-16 Relisted — San Francisco MLS
• 2025-11-06 Listed $3,700,000 San Francisco MLS
• 2024-12-01 Listed $699,000 San Francisco MLS
• 2020-09-17 Relisted — San Francisco MLS
• 2020-09-16 Delisted — San Francisco MLS
• 2020-08-31 Relisted — San Francisco MLS
• 2020-08-07 Price Changed $3,500,000 San Francisco MLS
• 2020-07-15 Price Changed $3,800,000 San Francisco MLS
• 2020-06-15 Listed $3,888,000 San Francisco MLS

Property tax history

+2.7%/yr

Latest (2025): $3,907 · +3.2% YoY. Source: county tax records.