1364-1368 47th Ave · San Francisco, CA 94122

$1,450,000

5 bd · 5.0 ba · 3,100 sqft · MultiFamily public records · 185 Days on market

Built 1900 3,001 sqft lot $468/sqft · 7% below area Est $1560k · 7% under

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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 +22.5/30.0
• ARV discount +10.7/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

A rare five-unit, multi-family investment at 1364-1368 47th Avenue. This substantial 3,100 SF building located in the tranquil Outer Sunset district, is prized for its low density and stable residential demand. Tenants enjoy an exceptional quality of life, situated just blocks from the Pacific Ocean and Ocean Beach, with immediate walking access to Golden Gate Park. It's excellent connectivity is ensured by proximity to major Muni lines providing direct access to Downtown San Francisco and the wider Peninsula. Securing this five-unit property guarantees strong, long-term appreciation within one of the city's most resilient coastal corridors.

Key facts

• 3,001 sq ft lot
• Built 1900
• Listed 185 days

Tags

• MULTI-FAMILY INVESTMENT
• OUTER RICHMOND DISTRICT
• PROXIMITY TO MAJOR MUNI LINES

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath multifamily listed at $1.45M.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.45M).
• Recommended offer: $1.28M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+9.7%/yr); 63 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $15,909/mo this rent would consume 131% of the median local household income ($146k/yr) (locally 2227% 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 $10k of loan paydown is wiped out by about $44k 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 $406k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($1.28M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $100k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,276,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $1,559,536
• List price: $1,450,000
• Delta: -7.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1364-1368 47th Ave	0.00mi	5/—	3,100 (0%)	1mo	$1,380,000	$445	99
1278-1280 47th Ave	0.11mi	5/4.0	3,460 (+12%)	12mo	$2,719,000	$786	61
1285 45th Ave	0.14mi	4/4.0 (-1)	2,794 (-10%)	15mo	$1,100,000	$394	56
1462-1464 47th Ave	0.12mi	6/3.0 (+1)	2,780 (-10%)	20mo	$1,725,000	$621	47

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $4,412
• Equity at exit: $216,200

10-year hold

• IRR: 14.5%
• Equity multiple: 2.45×
• Total profit: $587,337
• Equity at exit: $125,369

Cash invested: $406,000 (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 94122

• Rents YoY: 9.7%
• Active inventory: 63
• Price-to-rent: 38.0×

Monthly cashflow live

• Estimated rent: $15,909 high
• Mortgage (P&I): −$7,604
• Tax from tax record: −$1,927 /mo · $23,118/yr
• Insurance: −$604
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,341
• Net cashflow: $2,433

Break-even live

Break-even rent $12,829

Max offer price $1,450,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$15,910
Total (5 units)			$15,909

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: $362,500
• Closing costs: $43,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 40th Ave San Francisco, CA	4.0	3.0	2195	$14,000	$6.38	3d	1	0.42mi
806 35th Ave San Francisco, CA	5.0	3.0	2296	$13,995	$6.10	2d	1	1.10mi

Listing history 17 events

1. 2026-05-14
   status Pending 649-char remark

   Show marketing remark (649 chars)

   A rare five-unit, multi-family investment at 1364-1368 47th Avenue. This substantial 3,100 SF building located in the tranquil Outer Sunset district, is prized for its low density and stable residential demand. Tenants enjoy an exceptional quality of life, situated just blocks from the Pacific Ocean and Ocean Beach, with immediate walking access to Golden Gate Park. It's excellent connectivity is ensured by proximity to major Muni lines providing direct access to Downtown San Francisco and the wider Peninsula. Securing this five-unit property guarantees strong, long-term appreciation within one of the city's most resilient coastal corridors.

2. 2026-03-24
   price $1,450,000 649-char remark

   Show marketing remark (649 chars)

   A rare five-unit, multi-family investment at 1364-1368 47th Avenue. This substantial 3,100 SF building located in the tranquil Outer Sunset district, is prized for its low density and stable residential demand. Tenants enjoy an exceptional quality of life, situated just blocks from the Pacific Ocean and Ocean Beach, with immediate walking access to Golden Gate Park. It's excellent connectivity is ensured by proximity to major Muni lines providing direct access to Downtown San Francisco and the wider Peninsula. Securing this five-unit property guarantees strong, long-term appreciation within one of the city's most resilient coastal corridors.

3. 2025-11-10
   listed $1,550,000 Active 649-char remark

   Show marketing remark (649 chars)

   A rare five-unit, multi-family investment at 1364-1368 47th Avenue. This substantial 3,100 SF building located in the tranquil Outer Sunset district, is prized for its low density and stable residential demand. Tenants enjoy an exceptional quality of life, situated just blocks from the Pacific Ocean and Ocean Beach, with immediate walking access to Golden Gate Park. It's excellent connectivity is ensured by proximity to major Muni lines providing direct access to Downtown San Francisco and the wider Peninsula. Securing this five-unit property guarantees strong, long-term appreciation within one of the city's most resilient coastal corridors.

4. 2018-12-31
   soldstatus $1,650,000
5. 2015-02-26
   soldstatus $1,200,000 Closed 512-char remark

   Show marketing remark (512 chars)

   A great opportunity to enter the real estate investment market. Fully Leased 5 Unit Rental Property with $78,900 annual income. Two buildings on one lot. Front building is 3 one bedroom flats, rear building is ground floor studio, and two level apartment. Rear structure is full detached and front structure is detached on 3 sides. The center courtyard has garden. Great rental location near ocean beach, golden gate park, N Judah Street car, Java Beach Coffee House, and other amenities within walking distance.

6. 2014-12-20
   status Pending 512-char remark

   Show marketing remark (512 chars)

   A great opportunity to enter the real estate investment market. Fully Leased 5 Unit Rental Property with $78,900 annual income. Two buildings on one lot. Front building is 3 one bedroom flats, rear building is ground floor studio, and two level apartment. Rear structure is full detached and front structure is detached on 3 sides. The center courtyard has garden. Great rental location near ocean beach, golden gate park, N Judah Street car, Java Beach Coffee House, and other amenities within walking distance.

7. 2014-11-12
   price $1,198,888 512-char remark

   Show marketing remark (512 chars)

   A great opportunity to enter the real estate investment market. Fully Leased 5 Unit Rental Property with $78,900 annual income. Two buildings on one lot. Front building is 3 one bedroom flats, rear building is ground floor studio, and two level apartment. Rear structure is full detached and front structure is detached on 3 sides. The center courtyard has garden. Great rental location near ocean beach, golden gate park, N Judah Street car, Java Beach Coffee House, and other amenities within walking distance.

8. 2014-09-10
   status Active 512-char remark

   Show marketing remark (512 chars)

   A great opportunity to enter the real estate investment market. Fully Leased 5 Unit Rental Property with $78,900 annual income. Two buildings on one lot. Front building is 3 one bedroom flats, rear building is ground floor studio, and two level apartment. Rear structure is full detached and front structure is detached on 3 sides. The center courtyard has garden. Great rental location near ocean beach, golden gate park, N Judah Street car, Java Beach Coffee House, and other amenities within walking distance.

9. 2014-08-26
   historical 512-char remark

   Show marketing remark (512 chars)

   A great opportunity to enter the real estate investment market. Fully Leased 5 Unit Rental Property with $78,900 annual income. Two buildings on one lot. Front building is 3 one bedroom flats, rear building is ground floor studio, and two level apartment. Rear structure is full detached and front structure is detached on 3 sides. The center courtyard has garden. Great rental location near ocean beach, golden gate park, N Judah Street car, Java Beach Coffee House, and other amenities within walking distance.

10. 2014-08-20
    listed $1,398,888 Active 512-char remark

    Show marketing remark (512 chars)

    A great opportunity to enter the real estate investment market. Fully Leased 5 Unit Rental Property with $78,900 annual income. Two buildings on one lot. Front building is 3 one bedroom flats, rear building is ground floor studio, and two level apartment. Rear structure is full detached and front structure is detached on 3 sides. The center courtyard has garden. Great rental location near ocean beach, golden gate park, N Judah Street car, Java Beach Coffee House, and other amenities within walking distance.

11. 2008-05-29
    soldstatus $1,075,000
12. 2002-11-25
    soldstatus $635,000
13. 2002-11-25
    soldstatus $635,000
14. 2002-11-09
    historical
15. 2002-11-09
    historical
16. 2002-10-25
    listed $650,000
17. 2002-10-25
    listed $650,000

ⓘ 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: $23,118 · $1,927/mo
• Projected year-2 tax: $23,118 · $1,927/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥74°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $190,908
• − Mortgage interest: −$81,223
• − Property taxes: −$23,118
• − Insurance: −$7,250
• − Repairs & maintenance: −$15,273
• − Management: −$15,273
• − Depreciation: −$42,182
• Taxable income: $6,590
• Est. tax owed @ 24.0%: −$1,582
• After-tax cash flow: $27,620/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): 55,819
• Household income: $146,250
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 2227.0

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: Asian 44% White 36% Hispanic / Latino 11% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 36% · China, Canada, Vietnam
• Languages at home: 54% English-only · Chinese 26% Spanish 7% 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: ▼ -946.32%
• Current HPI: 314.9762
• Rent YoY: ▲ 9.73%
• 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

+123.1% since first listed

17 events — show timeline

• 2026-05-14 Pending — San Francisco MLS
• 2026-03-24 Price Changed $1,450,000 San Francisco MLS
• 2025-11-10 Listed $1,550,000 San Francisco MLS
• 2018-12-31 Sold (Public Records) $1,650,000 Public Records
• 2015-02-26 Sold (MLS) $1,200,000 San Francisco MLS
• 2014-12-20 Pending — San Francisco MLS
• 2014-11-12 Price Changed $1,198,888 San Francisco MLS
• 2014-09-10 Relisted — San Francisco MLS
• 2014-08-26 Delisted — San Francisco MLS
• 2014-08-20 Listed $1,398,888 San Francisco MLS
• 2008-05-29 Sold (Public Records) $1,075,000 Public Records
• 2002-11-25 Sold (Public Records) $635,000 Public Records
• 2002-11-25 Sold (MLS) $635,000 MLSListings
• 2002-11-09 Listing Removed — MLSListings
• 2002-11-09 Delisted — San Francisco MLS
• 2002-10-25 Listed $650,000 MLSListings
• 2002-10-25 Listed $650,000 San Francisco MLS

Property tax history

+6.1%/yr

Latest (2025): $23,118 · +3.0% YoY. Source: county tax records.