130 Grand View Ave · San Francisco, CA 94114

$3,800,000

15 bd · 3.0 ba · 2,861 sqft · MultiFamily public records · 80 Days on market

Built 1961 2,495 sqft lot $1328/sqft · 109% above area

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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).

• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.1/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. 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

Description Field Luxury Multi-Family Investment or TIC Opportunity in Eureka Valley. Discover a rare opportunity to own a 3-unit building in one of San Francisco's most desirable neighborhoods. This building is perfectly suited for a savvy investor looking for the whole building or buyers interested in independent Tenancy in Common (TIC) units. Ownership & Recent $1M+ Investment Owned by a dedicated partnership for the last 3 years, this property has undergone an extensive $1,000,000+ transformation focused on the spectacular top unit (Unit 3) and building-wide infrastructure. The Penthouse (Unit 3) Highlights: Expansion & Design: A full tri-level remodel featuring a modern open-plan layout and major structural enhancements. Outdoor Living: Direct access to an expansive, brand-new backyard and multiple extended decks designed to maximize the sweeping city views. Building-Wide Upgrades & Features: Modern Conveniences: Every unit features a new dishwasher and an in-unit

Key facts

• Tic opportunity
• 3 unit building
• Top unit

Tags

• 3 UNIT BUILDING
• EUREKA VALLEY
• TIC OPPORTUNITY
• EXTENSIVE TRANSFORMATION
• TOP UNIT
• TRI-LEVEL REMODEL

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.5-bath units multifamily listed at $3.80M.

Deal economics

• At list price, monthly cash flow is $-5k ($-66k/yr) — negative. Per door: $-2k/mo.
• To cash-flow at today's rent, offer at most $2.84M (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.32M (39.0% below list).
• Recommended offer: $2.32M (39.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $23,182/mo this rent would consume 136% of the median local household income ($204k/yr) (locally 1336% 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 $388k of equity ($26k loan paydown + $361k 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 ~$622k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($3.57M) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $1.88M; list at $3.80M implies a 103% gain — meaningful room to come down on a strong offer.

Recommended offer $2,318,200 (39.0% 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 80 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.61% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• GRM: 13.7

CMA / ARV

• ARV (median comp): $2,130,236
• List price: $3,800,000
• Delta: 78.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.61×
• Total profit: $1,715,596
• Equity at exit: $3,287,587

10-year hold

• IRR: 19.4%
• Equity multiple: 6.26×
• Total profit: $5,596,059
• Equity at exit: $6,950,146

Cash invested: $1,064,000 (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 94114

• Home prices YoY: 4.4%
• Rents YoY: 14.4%
• Active inventory: 121
• Price-to-rent: 41.0×

Monthly cashflow live

• Estimated rent: $23,182 medium
• Mortgage (P&I): −$19,928
• Tax from tax record: −$2,262 /mo · $27,146/yr
• Insurance: −$1,583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,868
• Net cashflow: $-5,459

Break-even live

Break-even rent $30,093

Max offer price $2,835,587

Occupancy floor —

Sensitivity live

Price	-10% $-3,308	-5% $-4,384	+0% $-5,459	+5% $-6,535	+10% $-7,610
Rent	-10% $-7,291	-5% $-6,375	+0% $-5,459	+5% $-4,544	+10% $-3,628
Rate	-1.0pp $-3,546	-0.5pp $-4,493	base $-5,459	+0.5pp $-6,444	+1.0pp $-7,446

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	4.5	$23,181
Total (3 units)			$23,182

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: $950,000
• Closing costs: $114,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $3,800,000 Active 80 DOM
2. 2026-06-18
   days on market $3,800,000 Active 77 DOM
3. 2026-06-17
   days on market $3,800,000 Active 76 DOM
4. 2026-06-16
   days on market $3,800,000 Active 75 DOM
5. 2026-06-15
   days on market $3,800,000 Active 74 DOM
6. 2026-06-13
   days on market $3,800,000 Active 72 DOM
7. 2026-06-13
   days on market $3,800,000 Active 71 DOM
8. 2026-06-09
   days on market $3,800,000 Active 68 DOM
9. 2026-06-08
   days on market $3,800,000 Active 67 DOM
10. 2026-06-07
    days on market $3,800,000 Active 66 DOM
11. 2026-06-04
    days on market $3,800,000 Active 63 DOM
12. 2026-06-03
    days on market $3,800,000 Active 62 DOM
13. 2026-06-02
    days on market $3,800,000 Active 61 DOM
14. 2026-06-01
    days on market $3,800,000 Active 60 DOM
15. 2026-05-31
    days on market $3,800,000 Active 59 DOM
16. 2026-04-02
    listed $3,800,000 Active 995-char remark

    Show marketing remark (995 chars)

    Description Field Luxury Multi-Family Investment or TIC Opportunity in Eureka Valley. Discover a rare opportunity to own a 3-unit building in one of San Francisco's most desirable neighborhoods. This building is perfectly suited for a savvy investor looking for the whole building or buyers interested in independent Tenancy in Common (TIC) units. Ownership & Recent $1M+ Investment Owned by a dedicated partnership for the last 3 years, this property has undergone an extensive $1,000,000+ transformation focused on the spectacular top unit (Unit 3) and building-wide infrastructure. The Penthouse (Unit 3) Highlights: Expansion & Design: A full tri-level remodel featuring a modern open-plan layout and major structural enhancements. Outdoor Living: Direct access to an expansive, brand-new backyard and multiple extended decks designed to maximize the sweeping city views. Building-Wide Upgrades & Features: Modern Conveniences: Every unit features a new dishwasher and an in-unit

17. 2021-01-20
    soldstatus $1,875,000 Closed 471-char remark

    Show marketing remark (471 chars)

    130 Grand View Avenue is an opportunity to own a 3-Unit building in San Francisco's desirable Eureka Valley neighborhood. The property has stunning, sweeping views of the city from all units. The building is comprised of a tri-level Two Bedroom Penthouse Unit with bonus room, 2-One Bedroom Units, and a 3+ Car Carport with additional storage space. The Penthouse Unit features a large front deck with city views and direct access to a back deck and lovely backyard area.

18. 2021-01-19
    soldstatus $1,875,000
19. 2020-12-29
    status Pending 471-char remark

    Show marketing remark (471 chars)

    130 Grand View Avenue is an opportunity to own a 3-Unit building in San Francisco's desirable Eureka Valley neighborhood. The property has stunning, sweeping views of the city from all units. The building is comprised of a tri-level Two Bedroom Penthouse Unit with bonus room, 2-One Bedroom Units, and a 3+ Car Carport with additional storage space. The Penthouse Unit features a large front deck with city views and direct access to a back deck and lovely backyard area.

20. 2020-10-26
    price $1,995,000 471-char remark

    Show marketing remark (471 chars)

    130 Grand View Avenue is an opportunity to own a 3-Unit building in San Francisco's desirable Eureka Valley neighborhood. The property has stunning, sweeping views of the city from all units. The building is comprised of a tri-level Two Bedroom Penthouse Unit with bonus room, 2-One Bedroom Units, and a 3+ Car Carport with additional storage space. The Penthouse Unit features a large front deck with city views and direct access to a back deck and lovely backyard area.

21. 2020-10-09
    price $2,145,000 471-char remark

    Show marketing remark (471 chars)

    130 Grand View Avenue is an opportunity to own a 3-Unit building in San Francisco's desirable Eureka Valley neighborhood. The property has stunning, sweeping views of the city from all units. The building is comprised of a tri-level Two Bedroom Penthouse Unit with bonus room, 2-One Bedroom Units, and a 3+ Car Carport with additional storage space. The Penthouse Unit features a large front deck with city views and direct access to a back deck and lovely backyard area.

22. 2020-09-21
    listed $2,295,000 Active 471-char remark

    Show marketing remark (471 chars)

    130 Grand View Avenue is an opportunity to own a 3-Unit building in San Francisco's desirable Eureka Valley neighborhood. The property has stunning, sweeping views of the city from all units. The building is comprised of a tri-level Two Bedroom Penthouse Unit with bonus room, 2-One Bedroom Units, and a 3+ Car Carport with additional storage space. The Penthouse Unit features a large front deck with city views and direct access to a back deck and lovely backyard area.

ⓘ 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: $27,146 · $2,262/mo
• Projected year-2 tax: $28,880 · $2,407/mo
• Expected delta: +$1,734/yr (+$145/mo · 6.4%)

ⓘ 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 7 d/yr ≥76°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: $278,184
• − Mortgage interest: −$212,859
• − Property taxes: −$27,146
• − Insurance: −$19,000
• − Repairs & maintenance: −$22,255
• − Management: −$22,255
• − Depreciation: −$110,545
• Taxable loss: −$135,876
• Est. tax savings @ 24.0%: +$32,610
• After-tax cash flow: $-32,902/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

+65.6% since first listed

7 events — show timeline

• 2026-04-02 Listed $3,800,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-01-20 Sold (MLS) $1,875,000 San Francisco MLS
• 2021-01-19 Sold (Public Records) $1,875,000 Public Records
• 2020-12-29 Pending — San Francisco MLS
• 2020-10-26 Price Changed $1,995,000 San Francisco MLS
• 2020-10-09 Price Changed $2,145,000 San Francisco MLS
• 2020-09-21 Listed $2,295,000 San Francisco MLS

Property tax history

+16.5%/yr

Latest (2025): $27,146 · +3.1% YoY. Source: county tax records.