85 Sharon St · San Francisco, CA 94114

$899,000

2 bd · 1.0 ba · 873 sqft · Condo public records · 32 Days on market

Built 1900 Est $1734k · 48% under $150/mo HOA · 3% of rent

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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).

• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• Cash flow +6.6/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.9/10.0

Listing remarks

Tucked along a quiet, tree lined street in desirable Dolores Heights, this extensively renovated Edwardian condo, reimagined down to the studs, blends timeless San Francisco character with modern comfort just moments from Dolores Park, the Castro, and vibrant Valencia Street. Thoughtfully redesigned, this spacious and light filled 2 bedroom, 1 bathroom residence showcases a functional layout enhanced by light oak tone SPC flooring, expansive windows, high ceilings, and classic period details including picture rail molding and pocket doors. The beautifully updated kitchen is designed for both style and functionality with upgraded appliances, countertops, and sink, opening to a charming side

Key facts

• $150 HOA
• Built 1900
• Listed 32 days

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $150; HOA covers common areas, structure insurance, trash, and water; Community of 2 units; Pets allowed (cats and dogs; number limit applies)

Exterior

• Utilities: Public water
• Home design: One level; Contemporary and Victorian style; Condominium (residential)
• Construction: Built in 1900; Updated/remodeled (kitchen and bath within last 5 years)
• Exterior features: Entry level: ground/grade

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas range; Free-standing refrigerator; Ice maker; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating
• Interior features: Updated/remodeled condition; Central heating; Wood-burning fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $899k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $641k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $533k (40.7% below list).
• Recommended offer: $533k (40.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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.
• Zoned schools: Lilienthal (Claire) Elementary (669 students, 19% FRL); Giannini (A.P.) Middle (1,192 students, 34% FRL); Lowell High (2,632 students, 37% FRL) — zoned schools average 30% FRL vs 49% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.4%/yr); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 31% of the median local income ($204k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $92k of equity ($6k loan paydown + $85k appreciation (9.5% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$147k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $533,392 (40.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. 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?
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: 0.59% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.97%
• DSCR: 0.69
• GRM: 14.0

CMA / ARV

• ARV (median comp): $1,734,444
• List price: $899,000
• Delta: -48.17%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

9.51% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.57×
• Total profit: $394,260
• Equity at exit: $777,774

10-year hold

• IRR: 19.0%
• Equity multiple: 6.15×
• Total profit: $1,296,329
• Equity at exit: $1,644,258

Cash invested: $251,720 (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 94114

• Home prices YoY: 4.4%
• Rents YoY: 14.4%
• Active inventory: 121
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $5,334 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$437 /mo · $5,240/yr
• Insurance: −$375
• HOA: −$150
• Vacancy / Maint / Mgmt: −$1,120
• Net cashflow: $-1,462

Break-even live

Break-even rent $7,184

Max offer price $640,752

Occupancy floor —

Sensitivity live

Price	-10% $-953	-5% $-1,207	+0% $-1,462	+5% $-1,716	+10% $-1,971
Rent	-10% $-1,883	-5% $-1,673	+0% $-1,462	+5% $-1,251	+10% $-1,041
Rate	-1.0pp $-1,009	-0.5pp $-1,233	base $-1,462	+0.5pp $-1,695	+1.0pp $-1,932

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	45d	1	0.14mi
38 Dolores St San Francisco, CA	2.0	1.0	789	$5,579	$7.07	0d	1	0.29mi
400 Duboce Ave San Francisco, CA	2.0	1.0	923	$7,475	$8.10	26d	1	0.32mi
8 Buchanan St #609 San Francisco, CA	2.0	2.0	990	$6,950	$7.02	9d	1	0.40mi
165 States St San Francisco, CA	2.0	2.0	1100	$6,000	$5.45	45d	1	0.50mi
200 Buchanan St San Francisco, CA	1.0–2.0	1.0–2.0	1015	$9,680	$9.53	0d	10	0.51mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	931	$6,066	$6.52	0d	6	0.55mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	9d	1	0.56mi
155 Eureka St San Francisco, CA	1.0	1.0	650	$4,300	$6.62	26d	1	0.57mi
155 Eureka St San Francisco, CA	1.0	1.0	750	$5,000	$6.67	45d	1	0.57mi
1875 Mission St #210 San Francisco, CA	1.0	1.0	825	$4,000	$4.85	45d	1	0.60mi
677 Oak St Unit 8 San Francisco, CA	2.0	1.0	850	$4,395	$5.17	20d	1	0.61mi
95 McCoppin St Unit 210 San Francisco, CA	1.0	1.0	568	$3,500	$6.16	0d	1	0.61mi
68 McCoppin St San Francisco, CA	1.0	1.0	734	$3,825	$5.21	18d	2	0.65mi
922 Valencia St San Francisco, CA	3.0	3.0	1100	$8,450	$7.68	45d	1	0.67mi
1000 Oak St Apt 7 San Francisco, CA	1.0	1.0	645	$3,995	$6.19	45d	1	0.67mi
1699 Market St San Francisco, CA	1.0	1.0	561	$4,871	$8.68	0d	7	0.68mi
901 Fell St Apt 17 San Francisco, CA	1.0	1.0	750	$3,000	$4.00	0d	1	0.68mi
940 Guerrero St Unit 02 San Francisco, CA	1.0	1.0	550	$4,295	$7.81	18d	1	0.70mi
2333 Mission St #2 San Francisco, CA	2.0	2.0	1010	$4,900	$4.85	9d	1	0.71mi
575 Pierce St San Francisco, CA	1.0	1.0	700	$5,595	$7.99	45d	1	0.75mi
55 Page St San Francisco, CA	1.0	1.0	868	$2,450	$2.82	45d	1	0.75mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	4d	1	0.76mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$7,563	$9.33	0d	1	0.76mi
35 Hill St San Francisco, CA	1.0	1.0	684	$4,000	$5.85	0d	1	0.77mi
35 Hill St San Francisco, CA	1.0	1.0	674	$3,500	$5.19	9d	1	0.77mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$7,400	$8.32	0d	26	0.78mi
179 Caselli Ave Unit 2 San Francisco, CA	3.0	1.0	950	$3,750	$3.95	7d	1	0.79mi
799 S Van Ness Ave San Francisco, CA	1.0	1.0	700	$3,800	$5.43	0d	1	0.79mi
3375 22nd St Unit 4 San Francisco, CA	1.0	1.0	1000	$3,995	$4.00	17d	1	0.80mi
412 Broderick St Unit 416 San Francisco, CA	1.0	1.0	580	$4,495	$7.75	7d	1	0.80mi
996 Noe St San Francisco, CA	2.0	1.5	972	$7,500	$7.72	45d	1	0.82mi
616 Hayes St San Francisco, CA	2.0	1.0	983	$5,895	$6.00	23d	1	0.82mi
30 Otis St San Francisco, CA	2.0	1.0–2.0	874	$8,477	$9.69	0d	15	0.82mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	45d	1	0.83mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	45d	1	0.83mi
3550 Market St San Francisco, CA	2.0	2.0	1012	$5,495	$5.43	45d	1	0.87mi
3550 Market St Unit 206 San Francisco, CA	2.0	2.0	1012	$4,950	$4.89	20d	1	0.88mi
370 Upper Ter Unit 2 San Francisco, CA	1.0	1.0	700	$4,400	$6.29	20d	1	0.88mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	9d	3	0.89mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-08
   statusdays on market $899,000 Pending 32 DOM
2. 2026-06-07
   days on market $899,000 Contingent - Show 31 DOM
3. 2026-06-04
   days on market $899,000 Contingent - Show 28 DOM
4. 2026-06-03
   days on market $899,000 Contingent - Show 27 DOM
5. 2026-06-02
   days on market $899,000 Contingent - Show 26 DOM
6. 2026-06-01
   days on market $899,000 Contingent - Show 25 DOM
7. 2026-05-31
   days on market $899,000 Contingent - Show 24 DOM
8. 2026-05-07
   listed $899,000 Active 1558-char remark
9. 2024-08-14
   listed $475,000
10. 2024-08-14
    soldstatus $550,000

ⓘ 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: $5,240 · $437/mo
• Projected year-2 tax: $6,832 · $569/mo
• Expected delta: +$1,593/yr (+$133/mo · 30.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $64,007
• − Mortgage interest: −$50,358
• − Property taxes: −$5,240
• − Insurance: −$4,495
• − Repairs & maintenance: −$5,121
• − Management: −$5,121
• − HOA: −$1,800
• − Depreciation: −$26,153
• Taxable loss: −$34,279
• Est. tax savings @ 24.0%: +$8,227
• After-tax cash flow: $-9,316/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): 33,020
• Household income: $204,134
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1336.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Asian 14% Two or more races 12% Hispanic / Latino 10% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Italian 4% Romanian 3%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 6% Chinese 4% Other Indo-European 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: ▲ 9.51%
• Current HPI: 223.6988
• Rent YoY: ▲ 14.40%
• 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

+85.3% since first listed

6 events — show timeline

• 2026-06-08 Pending — San Francisco MLS
• 2026-06-08 Sold (MLS) $880,000 San Francisco MLS
• 2026-05-29 Contingent — San Francisco MLS
• 2026-05-07 Listed $899,000 San Francisco MLS
• 2024-08-14 Sold (Public Records) $550,000 Public Records
• 2024-08-14 Listed $475,000 San Francisco MLS

Property tax history

+3.2%/yr

Latest (2025): $5,240 · +11.0% YoY. Source: county tax records.