1531 Filbert St · San Francisco, CA 94123

$2,098,000

4 bd · 4.0 ba · 3,680 sqft · MultiFamily public records · 10 Days on market

Built 1960 2,509 sqft lot $570/sqft · 20% below area Est $2638k · 20% under ↓ 3% since listing

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Why this score? — see what drove the A- 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• Appreciation +9.1/10.0
• 1% rule +6.3/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

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

1531 Filbert Street presents a rare opportunity to own a beautifully maintained four-unit property in one of San Francisco's most prestigious neighborhoods. Comprised of four spacious 1-bedroom, 1-bath residences, each unit includes dedicated parking and has been thoughtfully updated and remodeled, blending classic San Francisco charm with modern conveniences. The building has been exceptionally well managed and maintained, featuring a recently replaced roof and pride of ownership throughout. Strong in-place tenancy offers immediate income potential, while the property's excellent condition makes it ideal for both investors and owner-occupiers alike. Perfectly situated near world-class dini

Key facts

• Turnkey asset
• Premier location
• Four unit property

Tags

• FOUR UNIT PROPERTY
• DEDICATED PARKING
• RECENTLY REPLACED ROOF
• STRONG IN PLACE TENANCY
• TURNKEY ASSET
• PREMIER LOCATION

Property features AI

Finance

• Financial info: All 4 units are leased and currently on month-to-month tenancies
• HOA & community: No association fee

Exterior

• Parking: Attached garage with garage door opener; Inside entrance from garage; Side-by-side parking layout; Total of 4 parking spaces
• Home design: Residential income property — quadruplex; Built in 1960
• Exterior features: Regular-shaped lot

Interior

• Bedrooms: Four 1-bedroom units (each described as updated)
• Bathrooms: Four full bathrooms (one per unit)
• Interior features: Updated/remodeled condition; Virtual tour available

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $2.10M.

Deal economics

• At list price, monthly cash flow is $7k ($78k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $2.10M).
• Cap rate 10.0% 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 (+19.2%/yr); 59 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 $23,765/mo this rent would consume 130% of the median local household income ($219k/yr) (locally 883% 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 $186k of equity ($15k loan paydown + $172k appreciation (8.2% 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 (8.2% appreciation + 8.0% rent growth), your $587k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$298k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $2,098,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 7.4

CMA / ARV

• ARV (median comp): $2,637,808
• List price: $2,098,000
• Delta: -20.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1531 Filbert St	0.00mi	4/4.0	3,680 (0%)	1mo	$2,025,000	$550	99
1358-1360 Union St	0.17mi	5/— (+1)	3,333 (-9%)	9mo	$3,550,000	$1,065	64
1325-1327 Vallejo St	0.35mi	5/3.0 (+1)	3,660 (-0%)	15mo	$2,699,000	$737	61
1964-1966 Union St	0.39mi	3/1.0 (-1)	3,716 (+1%)	3mo	$2,605,000	$701	61
1073-1075 Filbert St	0.43mi	4/3.0	3,675 (-0%)	23mo	$2,100,000	$571	57
1073- 1075 Filbert St	0.43mi	4/3.0	3,675 (-0%)	23mo	$2,100,000	$571	57
2209 Gough St	0.38mi	5/— (+1)	3,489 (-5%)	18mo	$2,950,000	$846	53
1917-1919 Larkin St	0.35mi	3/5.0 (-1)	3,440 (-6%)	15mo	$1,688,888	$491	51
1341-1343 Green St	0.23mi	4/3.0	4,222 (+15%)	13mo	$2,595,000	$615	50
2124-2122 Green St	0.54mi	5/3.0 (+1)	3,556 (-3%)	22mo	$2,510,000	$706	42
1470-1472 Jackson St	0.44mi	5/3.0 (+1)	3,134 (-15%)	22mo	$1,275,000	$407	28

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

Projected returns pro-forma

8.18% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.43×
• Total profit: $1,427,684
• Equity at exit: $1,619,188

10-year hold

• IRR: 31.1%
• Equity multiple: 8.06×
• Total profit: $4,149,535
• Equity at exit: $3,238,488

Cash invested: $587,440 (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 94123

• Home prices YoY: 4.0%
• Rents YoY: 19.2%
• Active inventory: 59
• Price-to-rent: 29.4×

Monthly cashflow live

• Estimated rent: $23,765 high
• Mortgage (P&I): −$11,002
• Tax from tax record: −$381 /mo · $4,569/yr
• Insurance: −$874
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,991
• Net cashflow: $6,517

Break-even live

Break-even rent $15,515

Max offer price $2,098,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$23,764
Total (4 units)			$23,765

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: $524,500
• Closing costs: $62,940
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— San Francisco, CA	5.0	4.5	3100	$29,990	$9.67	8d	1	0.63mi
2577 Post St San Francisco, CA	4.0	3.0	2754	$15,000	$5.45	3d	1	1.49mi

Listing history 1 events

1. 2026-05-11
   listed $2,098,000 Active 787-char remark

ⓘ 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: $4,569 · $381/mo
• Projected year-2 tax: $15,945 · $1,329/mo
• Expected delta: +$11,376/yr (+$948/mo · 249.0%)

ⓘ 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 ≥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: $285,180
• − Mortgage interest: −$117,521
• − Property taxes: −$4,569
• − Insurance: −$10,490
• − Repairs & maintenance: −$22,814
• − Management: −$22,814
• − Depreciation: −$61,033
• Taxable income: $45,939
• Est. tax owed @ 24.0%: −$11,025
• After-tax cash flow: $67,182/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): 24,054
• Household income: $218,603
• Rent vs Own: 69.6% rent · 30.4% own
• Severe rent burden: 883.0

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 (73%)
• Race & ethnicity: White 73% Asian 11% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 3% Salvadoran 1%
• Common ancestry: Scotch-Irish 4% Italian 4% Lithuanian 3%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 3% Chinese 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: ▲ 8.18%
• Current HPI: 212.9289
• Rent YoY: ▲ 19.17%
• 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

-3.5% since first listed

3 events — show timeline

• 2026-06-01 Sold (MLS) $2,025,000 San Francisco MLS
• 2026-05-21 Pending — San Francisco MLS
• 2026-05-11 Listed $2,098,000 San Francisco MLS

Property tax history

+2.6%/yr

Latest (2025): $4,569 · +3.1% YoY. Source: county tax records.