1400 Mission St #1203 · San Francisco, CA 94103

$386,000

1 bd · 1.0 ba · 655 sqft · Condo public records · 344 Days on market

Built 2015 $589/sqft · at area comps Est $393k · at est. $559/mo HOA · 14% of rent

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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 +15.0/30.0
• ARV discount +8.3/15.0
• Appreciation +7.5/10.0
• 1% rule +5.7/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100, 2 people = $124,700; 3 = $140,250; 4 = $155,850, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. The unit will be available on a first come first served basis starting on September 4, 2025 at 8:00 AM PST. Please visit https://housing. sfgov.org/listings/a0W7y000005rYofEAE to view the listing and for application & program info. Fair Housing Opportunity. Open Houses: Sunday, September 7th 11 am -1 pm. Welcome to 1400 Mission #1203, this unit features in-unit washer/dryer, stunning views, and roof deck; leased parking is available. Property is a First come first serve listing and eligible for MOHCD temporary waivers ask listing for details; buyers are able to apply directly.

Key facts

• Roof deck
• Leased parking
• In-unit washer dryer

Tags

• IN-UNIT WASHER DRYER
• ROOF DECK
• LEASED PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $386k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $386k).
• Recommended offer: $340k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 (+15.5%/yr); 108 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 42% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($3k loan paydown + $19k 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 $108k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

Recommended offer $339,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 7.8

CMA / ARV

• ARV (median comp): $393,232
• List price: $386,000
• Delta: -1.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.96% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.09×
• Total profit: $118,059
• Equity at exit: $217,862

10-year hold

• IRR: 19.5%
• Equity multiple: 4.73×
• Total profit: $403,499
• Equity at exit: $375,276

Cash invested: $108,080 (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 94103

• Home prices YoY: 2.9%
• Rents YoY: 15.5%
• Active inventory: 108
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $4,119 high
• Mortgage (P&I): −$2,024
• Tax from tax record: −$387 /mo · $4,645/yr
• Insurance: −$161
• HOA: −$559
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $123

Break-even live

Break-even rent $3,963

Max offer price $386,000

Occupancy floor 92%

Sensitivity live

Price	-10% $341	-5% $232	+0% $123	+5% $13	+10% $-96
Rent	-10% $-203	-5% $-40	+0% $123	+5% $285	+10% $448
Rate	-1.0pp $317	-0.5pp $221	base $123	+0.5pp $23	+1.0pp $-79

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: $96,500
• Closing costs: $11,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 10th St #1315 San Francisco, CA	—	1.0	479	$4,463	$9.31	4d	2	0.08mi
8 10th St San Francisco, CA	2.0	1.0–2.0	919	$6,104	$6.64	3d	28	0.11mi
55 9th St San Francisco, CA	2.0	1.0–2.0	861	$4,430	$5.14	3d	1	0.14mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$4,190	$5.35	2d	2	0.16mi
1288 Howard St #604 San Francisco, CA	1.0	1.0	431	$3,400	$7.89	44d	1	0.16mi
1390 Market St San Francisco, CA	1.0	1.0	561	$4,067	$7.25	2d	14	0.17mi
1 Polk St San Francisco, CA	1.0	1.0	773	$4,644	$6.00	3d	4	0.17mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	893	$5,940	$6.65	2d	2	0.21mi
30 Otis St San Francisco, CA	2.0	1.0–2.0	874	$6,956	$7.95	3d	13	0.21mi
101 Polk St San Francisco, CA	1.0	1.0	573	$4,614	$8.04	3d	7	0.23mi
150 Van Ness Ave #1475 San Francisco, CA	1.0	1.0	615	$5,510	$8.96	21d	1	0.23mi
33 8th St San Francisco, CA	1.0–2.0	1.0	646	$3,744	$5.79	3d	10	0.26mi
1190 Mission St San Francisco, CA	1.0	1.0	508	$3,136	$6.17	2d	5	0.26mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$5,557	$6.25	2d	29	0.27mi
1188 Mission St San Francisco, CA	1.0	1.0	448	$3,269	$7.29	2d	17	0.29mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	8d	3	0.31mi
179 Oak St Apt F San Francisco, CA	—	1.0	500	$2,495	$4.99	8d	1	0.33mi
305 Franklin St Unit 21 San Francisco, CA	—	1.0	450	$2,795	$6.21	8d	1	0.35mi
1532 Harrison St San Francisco, CA	2.0	1.0–2.0	617	$3,984	$6.46	2d	11	0.35mi
1699 Market St San Francisco, CA	1.0	1.0	561	$4,817	$8.59	2d	5	0.37mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$4,798	$5.62	2d	34	0.38mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	44d	1	0.39mi
68 McCoppin St San Francisco, CA	1.0	1.0	734	$3,825	$5.21	17d	2	0.39mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	25d	1	0.39mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	21d	1	0.46mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	25d	2	0.46mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$6,909	$8.52	3d	1	0.46mi
1075 Market St #603 San Francisco, CA	—	1.0	445	$3,300	$7.42	8d	1	0.47mi
570 Jessie St San Francisco, CA	—	1.0	430	$2,495	$5.80	3d	1	0.51mi
155 Haight St San Francisco, CA	—	1.0	425	$2,295	$5.40	24d	1	0.51mi
601 Van Ness Ave San Francisco, CA	1.0	1.0	653	$3,795	$5.81	10d	2	0.51mi
50 Jones St San Francisco, CA	1.0	1.0	471	$3,397	$7.21	4d	9	0.52mi
1801 Mission St San Francisco, CA	1.0	1.0	446	$10,000	$22.42	44d	1	0.52mi
1028 Market St San Francisco, CA	2.0	1.0	526	$4,090	$7.77	2d	6	0.54mi
285 Turk St Apt 507 San Francisco, CA	1.0	1.0	462	$1,795	$3.89	44d	1	0.54mi
530 Grove St San Francisco, CA	1.0	1.0	600	$3,895	$6.49	8d	1	0.55mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$1,562	$2.29	44d	1	0.56mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	21d	1	0.56mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$4,814	$6.91	2d	10	0.57mi
270 Valencia St #205 San Francisco, CA	1.0	1.0	500	$3,800	$7.60	44d	1	0.57mi

HOA detail condo

• Monthly dues: $559 · $6,708/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $386,000 Active 344 DOM
2. 2026-06-17
   days on market $386,000 Active 343 DOM
3. 2026-06-16
   days on market $386,000 Active 342 DOM
4. 2026-06-15
   days on market $386,000 Active 341 DOM
5. 2026-06-13
   days on market $386,000 Active 339 DOM
6. 2026-06-13
   days on market $386,000 Active 338 DOM
7. 2026-06-09
   days on market $386,000 Active 335 DOM
8. 2026-06-08
   days on market $386,000 Active 334 DOM
9. 2026-06-07
   days on market $386,000 Active 333 DOM
10. 2026-06-04
    days on market $386,000 Active 330 DOM
11. 2026-06-03
    days on market $386,000 Active 329 DOM
12. 2026-06-02
    days on market $386,000 Active 328 DOM
13. 2026-06-01
    days on market $386,000 Active 327 DOM
14. 2026-05-31
    days on market $386,000 Active 326 DOM
15. 2026-04-01
    price $386,000 994-char remark

    Show marketing remark (994 chars)

    1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100, 2 people = $124,700; 3 = $140,250; 4 = $155,850, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. The unit will be available on a first come first served basis starting on September 4, 2025 at 8:00 AM PST. Please visit https://housing. sfgov.org/listings/a0W7y000005rYofEAE to view the listing and for application & program info. Fair Housing Opportunity. Open Houses: Sunday, September 7th 11 am -1 pm. Welcome to 1400 Mission #1203, this unit features in-unit washer/dryer, stunning views, and roof deck; leased parking is available. Property is a First come first serve listing and eligible for MOHCD temporary waivers ask listing for details; buyers are able to apply directly.

16. 2025-07-09
    listed $388,000 Active 994-char remark

    Show marketing remark (994 chars)

    1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100, 2 people = $124,700; 3 = $140,250; 4 = $155,850, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. The unit will be available on a first come first served basis starting on September 4, 2025 at 8:00 AM PST. Please visit https://housing. sfgov.org/listings/a0W7y000005rYofEAE to view the listing and for application & program info. Fair Housing Opportunity. Open Houses: Sunday, September 7th 11 am -1 pm. Welcome to 1400 Mission #1203, this unit features in-unit washer/dryer, stunning views, and roof deck; leased parking is available. Property is a First come first serve listing and eligible for MOHCD temporary waivers ask listing for details; buyers are able to apply directly.

ⓘ 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: $4,645 · $387/mo
• Projected year-2 tax: $4,645 · $387/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥79°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: $49,423
• − Mortgage interest: −$21,622
• − Property taxes: −$4,645
• − Insurance: −$1,930
• − Repairs & maintenance: −$3,954
• − Management: −$3,954
• − HOA: −$6,708
• − Depreciation: −$11,229
• Taxable loss: −$4,619
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $2,579/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): 34,964
• Household income: $116,438
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 2666.0

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 0.75)
• Race & ethnicity: White 32% Asian 31% Hispanic / Latino 20% Two or more races 11% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 36% · Canada, China, Vietnam
• Languages at home: 56% English-only · Spanish 16% Chinese 9% Tagalog/Filipino 6%

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: ▲ 4.96%
• Current HPI: 175.4945
• Rent YoY: ▲ 15.50%
• 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

-0.5% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $386,000 San Francisco MLS
• 2025-07-09 Listed $388,000 San Francisco MLS

Property tax history

+2.8%/yr

Latest (2025): $4,645 · +2.9% YoY. Source: county tax records.