1101 Clement St · San Francisco, CA 94118

$1,798,000

3 bd · None ba · 4,220 sqft · MultiFamily · 39 Days on market

Built 1906 Good condition 3,250 sqft lot $426/sqft · 6% below area Est $1904k · 6% under ↓ 20% since listing

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Why this score? — see what drove the B+ 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 +26.0/30.0
• ARV discount +10.0/15.0
• Appreciation +9.0/10.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0

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

1101 Clement Street is a well-maintained five-unit mixed-use corner property located in the heart of San Francisco's sought-after Inner Richmond District. Positioned in a highly desirable neighborhood for both residential and commercial tenants, the property offers a strong blend of stable income and long-term upside potential. The building features two residential units consisting of a spacious two-bedroom and a beautifully remodeled one-bedroom unit with high-quality finishes throughout. The three commercial spaces are occupied by established local businesses including a dental office, an accounting firm, and an antique coin and jewelry store all long-standing tenants demonstrating strong commitment to the property and location. With its attractive corner presence, diverse tenant mix, and turnkey condition, 1101 Clement Street presents an exceptional investment opportunity with reliable income and excellent future growth potential.

Key facts

• Turnkey condition
• 3,250 sq ft lot
• Built 1906

Tags

• MIXED-USE CORNER PROPERTY
• TWO RESIDENTIAL UNITS
• THREE COMMERCIAL SPACES
• TURNKEY CONDITION

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath multifamily listed at $1.80M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($54k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.80M).
• Recommended offer: $1.74M (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $21,375/mo this rent would consume 156% 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 $155k of equity ($12k loan paydown + $142k 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 $503k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$248k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($1.74M) 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 $1,744,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $1,903,841
• List price: $1,798,000
• Delta: -5.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118-120 15th Ave	0.28mi	4/4.0 (+1)	4,360 (+3%)	7mo	$4,600,000	$1,055	70
159-161 7th Ave	0.35mi	4/— (+1)	3,795 (-10%)	4mo	$6,700,000	$1,765	59
431 3rd Ave	0.55mi	4/4.0 (+1)	3,750 (-11%)	15mo	$1,300,000	$347	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: 30.6%
• Equity multiple: 3.24×
• Total profit: $1,128,644
• Equity at exit: $1,355,970

10-year hold

• IRR: 29.3%
• Equity multiple: 7.65×
• Total profit: $3,348,638
• Equity at exit: $2,682,088

Cash invested: $503,440 (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: 33.6×

Monthly cashflow live

• Estimated rent: $21,375 high
• Mortgage (P&I): −$9,429
• Tax est. 1.5%: −$2,248 /mo · $26,970/yr
• Insurance: −$749
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,489
• Net cashflow: $4,461

Break-even live

Break-even rent $15,729

Max offer price $1,798,000

Occupancy floor 74%

Sensitivity live

Price	-10% $5,703	-5% $5,082	+0% $4,461	+5% $3,839	+10% $3,218
Rent	-10% $2,772	-5% $3,616	+0% $4,461	+5% $5,305	+10% $6,149
Rate	-1.0pp $5,366	-0.5pp $4,918	base $4,461	+0.5pp $3,995	+1.0pp $3,521

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$4,456
1× unit	1	1	$4,242
▸ 3× units	0	0	$12,678
Total (5 units)			$21,375

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: $449,500
• Closing costs: $53,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $1,798,000 Active 39 DOM
2. 2026-06-18
   days on market $1,798,000 Active 36 DOM
3. 2026-06-17
   days on market $1,798,000 Active 35 DOM
4. 2026-06-16
   days on market $1,798,000 Active 34 DOM
5. 2026-06-15
   days on market $1,798,000 Active 33 DOM
6. 2026-06-13
   days on market $1,798,000 Active 31 DOM
7. 2026-06-13
   days on market $1,798,000 Active 30 DOM
8. 2026-06-09
   days on market $1,798,000 Active 27 DOM
9. 2026-06-08
   days on market $1,798,000 Active 26 DOM
10. 2026-06-07
    days on market $1,798,000 Active 25 DOM
11. 2026-06-04
    days on market $1,798,000 Active 22 DOM
12. 2026-06-03
    days on market $1,798,000 Active 21 DOM
13. 2026-06-02
    days on market $1,798,000 Active 20 DOM
14. 2026-06-01
    days on market $1,798,000 Active 19 DOM
15. 2026-05-31
    days on market $1,798,000 Active 18 DOM
16. 2026-05-13
    listed $1,798,000 Active 948-char remark

    Show marketing remark (948 chars)

    1101 Clement Street is a well-maintained five-unit mixed-use corner property located in the heart of San Francisco's sought-after Inner Richmond District. Positioned in a highly desirable neighborhood for both residential and commercial tenants, the property offers a strong blend of stable income and long-term upside potential. The building features two residential units consisting of a spacious two-bedroom and a beautifully remodeled one-bedroom unit with high-quality finishes throughout. The three commercial spaces are occupied by established local businesses including a dental office, an accounting firm, and an antique coin and jewelry store all long-standing tenants demonstrating strong commitment to the property and location. With its attractive corner presence, diverse tenant mix, and turnkey condition, 1101 Clement Street presents an exceptional investment opportunity with reliable income and excellent future growth potential.

17. 2022-04-20
    price $2,050,000
18. 2022-03-21
    listed $2,250,000 Active

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

Taxation est. · year 1

• Rental income: $256,500
• − Mortgage interest: −$100,716
• − Property taxes: −$26,970
• − Insurance: −$8,990
• − Repairs & maintenance: −$20,520
• − Management: −$20,520
• − Depreciation: −$52,305
• Taxable income: $26,479
• Est. tax owed @ 24.0%: −$6,355
• After-tax cash flow: $47,173/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 · 4 photos

Good 75/100 Cosmetic rehab

This well-maintained five-unit mixed-use property in the Inner Richmond District of San Francisco is in good condition with minimal repairs needed. It offers strong potential for both resale and rental value with updates that can further enhance its appeal.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, attracting both buyers and tenants.
• Both Landscaping improvements — A well-maintained garden can improve the property's curb appeal and attract more tenants.
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort for tenants and can attract more tenants.
• Resale Interior updates — Updating the interior can make the property more attractive to potential buyers and increase its resale value.
• Rental Landlord improvements — Improvements that enhance tenant experience, such as better lighting or more comfortable seating, can attract and retain tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, attracting both buyers and tenants. ↑
• Both Landscaping improvements — A well-maintained garden can improve the property's curb appeal and attract more tenants. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort for tenants and can attract more tenants. ↑
• Resale Interior updates — Updating the interior can make the property more attractive to potential buyers and increase its resale value. ↑
• Rental Landlord improvements — Improvements that enhance tenant experience, such as better lighting or more comfortable seating, can attract and retain tenants. ↑

ⓘ 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): 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

-20.1% since first listed

3 events — show timeline

• 2026-05-13 Listed $1,798,000 San Francisco MLS
• 2022-04-20 Price Changed $2,050,000 San Francisco MLS
• 2022-03-21 Listed $2,250,000 San Francisco MLS