2333 Mission St #2 · San Francisco, CA 94110

$4,900

2 bd · 2.0 ba · 1,010 sqft · Condo · 1 Days on market

Built 2001

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice and Clean 2Bd/2Ba Unit on the second Floor of a conveniently located Bldg. on Mission St. , Elevator, spacious Liv/Din Combo, full appliances kitchen. gas burning fireplace, hot forced air heating, Washer/Dryer in closet, large Patio of the Living Room.

Key facts

• Large patio
• Built 2001

Tags

• FULL APPLIANCES KITCHEN
• GAS BURNING FIREPLACE
• HOT FORCED AIR HEATING
• WASHER DRYER IN CLOSET
• LARGE PATIO

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium; Attached property; Built in 2001
• Construction: Built in 2001
• Exterior features: Ground-level entry

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher; Disposal; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Simulated wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Gas heating; Gas-log fireplace in the living room; Laundry closet; Simulated wood flooring; Dishwasher, disposal, microwave
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $5k.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $5k).
• Cap rate 1085.7% 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 (+14.5%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 43% of the median local income ($158k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $34 of loan paydown is wiped out by about $147 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $4,900

Questions for the listing agent

1. 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?
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. 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?
6. 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.
7. 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.
8. 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: 114.74% ✓
• Cap rate: 1085.73%
• Cash-on-cash: 3855.14%
• DSCR: 172.53
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 226.75×
• Total profit: $309,732
• Equity at exit: $731

10-year hold

• IRR: —
• Equity multiple: 559.87×
• Total profit: $766,770
• Equity at exit: $424

Cash invested: $1,372 (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 94110

• Rents YoY: 14.5%
• Active inventory: 161
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $5,622 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $74/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,181
• Net cashflow: $4,408

Break-even live

Break-even rent $43

Max offer price $4,900

Occupancy floor 17%

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: $1,225
• Closing costs: $147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2333 Mission St #2 San Francisco, CA	2.0	2.0	1010	$4,900	$4.85	8d	1	0.02mi
3436 19th St Unit A San Francisco, CA	3.0	2.0	1250	$7,225	$5.78	20d	1	0.07mi
799 S Van Ness Ave San Francisco, CA	1.0–2.0	1.0	740	$4,500	$6.08	2d	2	0.13mi
922 Valencia St Apt C San Francisco, CA	3.0	2.5	1300	$7,950	$6.12	44d	1	0.19mi
922 Valencia St San Francisco, CA	3.0	3.0	1100	$8,450	$7.68	44d	1	0.19mi
922 Valencia St Unit A San Francisco, CA	3.0	2.5	1250	$8,450	$6.76	44d	1	0.19mi
600 S Van Ness Ave San Francisco, CA	2.0	2.0	1200	$6,500	$5.42	2d	1	0.25mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	8d	1	0.26mi
3375 22nd St Unit 4 San Francisco, CA	1.0	1.0	1000	$3,995	$4.00	15d	1	0.40mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	2d	1	0.41mi
830 Alabama St San Francisco, CA	3.0	2.0	1465	$9,500	$6.48	44d	1	0.42mi
2629 Folsom St Unit 106 San Francisco, CA	2.0	1.0	718	$4,395	$6.12	18d	1	0.43mi
2629 Folsom St Unit 204 San Francisco, CA	2.0	1.0	718	$4,095	$5.70	44d	1	0.43mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	792	$5,614	$7.08	3d	5	0.48mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	44d	1	0.49mi
1875 Mission St #210 San Francisco, CA	1.0	1.0	825	$4,000	$4.85	44d	1	0.49mi
2830 22nd St Unit 2830 San Francisco, CA	2.0	2.0	1090	$5,200	$4.77	17d	1	0.51mi
1043 Dolores St San Francisco, CA	2.0	2.0	1012	$7,500	$7.41	3d	1	0.60mi
258 Dorland St Unit 7 San Francisco, CA	2.0	2.0	1500	$5,500	$3.67	44d	1	0.61mi
332 Fair Oaks St Unit 05 San Francisco, CA	2.0	1.0	817	$5,195	$6.36	44d	1	0.67mi
3645 25th St San Francisco, CA	3.0	2.0	1100	$7,000	$6.36	44d	1	0.69mi
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	44d	1	0.70mi
47 Ford St San Francisco, CA	2.0	1.5	1401	$6,500	$4.64	20d	1	0.71mi
520 Bartlett St Unit 2 San Francisco, CA	2.0	1.0	810	$4,895	$6.04	24d	1	0.78mi
1532 Harrison St San Francisco, CA	2.0	1.0–2.0	617	$4,897	$7.94	2d	11	0.79mi
140 S Van Ness Ave #1679 San Francisco, CA	2.0	2.0	1250	$5,720	$4.58	3d	1	0.80mi
8 Buchanan St #609 San Francisco, CA	2.0	2.0	990	$6,950	$7.02	8d	1	0.80mi
68 McCoppin St San Francisco, CA	1.0	1.0	734	$3,825	$5.21	17d	2	0.83mi
1236 Utah St San Francisco, CA	1.0	1.0	1200	$1,200	$1.00	24d	1	0.85mi
996 Noe St San Francisco, CA	2.0	1.5	972	$7,500	$7.72	44d	1	0.86mi
1699 Market St San Francisco, CA	1.0	1.0	561	$4,817	$8.59	2d	5	0.87mi
400 Duboce Ave San Francisco, CA	2.0	1.0	923	$7,475	$8.10	24d	1	0.88mi
380 10th St San Francisco, CA	2.0	2.0	1122	$5,495	$4.90	44d	1	0.89mi
30 Otis St San Francisco, CA	2.0	1.0–2.0	874	$10,000	$11.44	3d	13	0.92mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$7,385	$8.30	2d	29	0.93mi
2115-2117 22nd St Unit 2117 San Francisco, CA	2.0	1.0	1000	$4,600	$4.60	22d	1	0.94mi
55 Page St San Francisco, CA	1.0	1.0	868	$2,450	$2.82	44d	1	0.96mi
4058 17th St #4062 San Francisco, CA	2.0	2.0	1300	$5,895	$4.53	18d	1	0.98mi
155 Eureka St San Francisco, CA	1.0	1.0	750	$5,000	$6.67	44d	1	1.04mi
1247 Harrison St #21 San Francisco, CA	1.0	1.5	1089	$4,950	$4.55	18d	1	1.05mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-08
   remarks 258-char remark
2. 2026-06-08
   listed $4,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $67,467
• − Mortgage interest: −$274
• − Property taxes: −$74
• − Insurance: −$24
• − Repairs & maintenance: −$5,397
• − Management: −$5,397
• − Depreciation: −$143
• Taxable income: $56,157
• Est. tax owed @ 24.0%: −$13,478
• After-tax cash flow: $39,415/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): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2732.0

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 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Asian 16% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 5% Other Indo-European 2%

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: ▼ -1385.62%
• Current HPI: 267.2424
• Rent YoY: ▲ 14.54%
• 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

1 event — show timeline

• 2026-06-08 Listed $4,900 San Francisco MLS