Multi-family
141 Eddy St · San Francisco, CA
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B+ 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 +30.0/30.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- ARV discount +7.5/15.0
- Appreciation +7.4/10.0
- Rent growth +5.0/5.0
- Schools +5.0/10.0
- Livability +3.8/5.0
- Condition / age +1.0/5.0
$6,500,000
141 Eddy St · San Francisco, CA 94102
None bd · None ba · 39,569 sqft · MultiFamily
· 107 Days on market
Built 1907
7,562 sqft lot
$164/sqft
· 54% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
141 Eddy Street presents a rare opportunity to acquire a large-scale mixed-use residential asset in the heart of San Francisco's Tenderloin neighborhood. The property consists of one hundred seven (107) units, primarily configured as SRO housing with a mix of supportive housing programs, along with one (1) ground-floor commercial space, offering a diversified and stable income stream. Originally constructed in 1907, the building features classic San Francisco architecture paired with efficient unit layouts designed to maximize functionality.
Key facts
- Employment centers
- Centrally located
- 7,562 sq ft lot
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a multifamily listed at $6.50M. Condition is rated poor.
Deal economics
- At list price, monthly cash flow is $158k ($1.90M/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($257k rent vs $6.50M).
- Recommended offer: $5.92M (9.0% below list) — sets the bar for market timing.
- Cap rate 35.6% vs local median 2.2% 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 (+10.1%/yr); 80 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
- At $257,470/mo this rent would consume 5113% of the median local household income ($60k/yr) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- In year one you build about $357k of equity ($45k loan paydown + $312k appreciation (4.8% 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 (4.8% appreciation + 8.0% rent growth), your $1.82M cash investment doubles in ~1 year — after that, you're playing with house money.
- By year 2, paydown + projected appreciation supports a ~$572k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 107 days — a 9% lower offer ($5.92M) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer
$5,915,000
(9.0% below list)
Questions for the listing agent
- It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 3.96% ✓
- Cap rate
- 35.55%
- Cash-on-cash
- 104.49%
- DSCR
- 5.65
- GRM
- 2.1
CMA / ARV
- ARV (median comp)
- $14,069,307
- List price
- $6,500,000
- Delta
- -53.80%
- Verdict
- UNDERPRICED
- Comps
- 8 within 1.0 mi
Show comp detail 7 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 973 Market St | 0.11mi | 30/— | 39,339 (-1%) | 1mo | $19,000,000 | $483 | 94 |
| 565 Geary St | 0.23mi | 19/— | 37,796 (-4%) | 3mo | $9,225,000 | $244 | 79 |
| 501 Taylor St | 0.23mi | —/— | 46,919 (+19%) | 6mo | $15,150,000 | $323 | 59 |
| 610 Polk St | 0.50mi | —/— | 35,400 (-10%) | 18mo | $7,700,000 | $218 | 44 |
| 1060 Bush St | 0.47mi | 35/— | 47,075 (+19%) | 13mo | $16,500,000 | $351 | 42 |
| 935 Geary St | 0.49mi | 1/— | 44,440 (+12%) | 23mo | $9,050,000 | $204 | 38 |
| 1425 Taylor St | 0.82mi | 24/— | 33,720 (-15%) | 13mo | $14,300,000 | $424 | 29 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
4.8% appreciation · 8.0% rent growth · sell at horizon
5-year hold
- IRR
- —
- Equity multiple
- 8.08×
- Total profit
- $12,881,414
- Equity at exit
- $3,603,621
10-year hold
- IRR
- —
- Equity multiple
- 19.42×
- Total profit
- $33,523,375
- Equity at exit
- $6,154,327
Cash invested: $1,820,000 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 4 active
- Months of supply
- 12.0 mo (8%/mo absorbed)
- Median asking
- $11,497,500 ($323/sqft)
- Median days on market
- 59 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +10.0% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 94102
- Home prices YoY
- 2.7%
- Rents YoY
- 10.1%
- Active inventory
- 80
- Price-to-rent
- 225.1×
Monthly cashflow live
↻
- Estimated rent
- $257,470 high interval (Pro) →
- Mortgage (P&I)
- −$34,087
- Tax est. 1.5%
- −$8,125 /mo · $97,500/yr
- Insurance
- −$2,708
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$54,069
- Net cashflow
- $158,481
107-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 107× units | 1 | 1 | $257,442 |
| #1 | 1 | 1 | $2,406 |
| #2 | 1 | 1 | $2,406 |
| #3 | 1 | 1 | $2,406 |
| #4 | 1 | 1 | $2,406 |
| #5 | 1 | 1 | $2,406 |
| #6 | 1 | 1 | $2,406 |
| #7 | 1 | 1 | $2,406 |
| #8 | 1 | 1 | $2,406 |
| #9 | 1 | 1 | $2,406 |
| #10 | 1 | 1 | $2,406 |
| #11 | 1 | 1 | $2,406 |
| #12 | 1 | 1 | $2,406 |
| #13 | 1 | 1 | $2,406 |
| #14 | 1 | 1 | $2,406 |
| #15 | 1 | 1 | $2,406 |
| #16 | 1 | 1 | $2,406 |
| #17 | 1 | 1 | $2,406 |
| #18 | 1 | 1 | $2,406 |
| #19 | 1 | 1 | $2,406 |
| #20 | 1 | 1 | $2,406 |
| #21 | 1 | 1 | $2,406 |
| #22 | 1 | 1 | $2,406 |
| #23 | 1 | 1 | $2,406 |
| #24 | 1 | 1 | $2,406 |
| #25 | 1 | 1 | $2,406 |
| #26 | 1 | 1 | $2,406 |
| #27 | 1 | 1 | $2,406 |
| #28 | 1 | 1 | $2,406 |
| #29 | 1 | 1 | $2,406 |
| #30 | 1 | 1 | $2,406 |
| #31 | 1 | 1 | $2,406 |
| #32 | 1 | 1 | $2,406 |
| #33 | 1 | 1 | $2,406 |
| #34 | 1 | 1 | $2,406 |
| #35 | 1 | 1 | $2,406 |
| #36 | 1 | 1 | $2,406 |
| #37 | 1 | 1 | $2,406 |
| #38 | 1 | 1 | $2,406 |
| #39 | 1 | 1 | $2,406 |
| #40 | 1 | 1 | $2,406 |
| #41 | 1 | 1 | $2,406 |
| #42 | 1 | 1 | $2,406 |
| #43 | 1 | 1 | $2,406 |
| #44 | 1 | 1 | $2,406 |
| #45 | 1 | 1 | $2,406 |
| #46 | 1 | 1 | $2,406 |
| #47 | 1 | 1 | $2,406 |
| #48 | 1 | 1 | $2,406 |
| #49 | 1 | 1 | $2,406 |
| #50 | 1 | 1 | $2,406 |
| #51 | 1 | 1 | $2,406 |
| #52 | 1 | 1 | $2,406 |
| #53 | 1 | 1 | $2,406 |
| #54 | 1 | 1 | $2,406 |
| #55 | 1 | 1 | $2,406 |
| #56 | 1 | 1 | $2,406 |
| #57 | 1 | 1 | $2,406 |
| #58 | 1 | 1 | $2,406 |
| #59 | 1 | 1 | $2,406 |
| #60 | 1 | 1 | $2,406 |
| #61 | 1 | 1 | $2,406 |
| #62 | 1 | 1 | $2,406 |
| #63 | 1 | 1 | $2,406 |
| #64 | 1 | 1 | $2,406 |
| #65 | 1 | 1 | $2,406 |
| #66 | 1 | 1 | $2,406 |
| #67 | 1 | 1 | $2,406 |
| #68 | 1 | 1 | $2,406 |
| #69 | 1 | 1 | $2,406 |
| #70 | 1 | 1 | $2,406 |
| #71 | 1 | 1 | $2,406 |
| #72 | 1 | 1 | $2,406 |
| #73 | 1 | 1 | $2,406 |
| #74 | 1 | 1 | $2,406 |
| #75 | 1 | 1 | $2,406 |
| #76 | 1 | 1 | $2,406 |
| #77 | 1 | 1 | $2,406 |
| #78 | 1 | 1 | $2,406 |
| #79 | 1 | 1 | $2,406 |
| #80 | 1 | 1 | $2,406 |
| #81 | 1 | 1 | $2,406 |
| #82 | 1 | 1 | $2,406 |
| #83 | 1 | 1 | $2,406 |
| #84 | 1 | 1 | $2,406 |
| #85 | 1 | 1 | $2,406 |
| #86 | 1 | 1 | $2,406 |
| #87 | 1 | 1 | $2,406 |
| #88 | 1 | 1 | $2,406 |
| #89 | 1 | 1 | $2,406 |
| #90 | 1 | 1 | $2,406 |
| #91 | 1 | 1 | $2,406 |
| #92 | 1 | 1 | $2,406 |
| #93 | 1 | 1 | $2,406 |
| #94 | 1 | 1 | $2,406 |
| #95 | 1 | 1 | $2,406 |
| #96 | 1 | 1 | $2,406 |
| #97 | 1 | 1 | $2,406 |
| #98 | 1 | 1 | $2,406 |
| #99 | 1 | 1 | $2,406 |
| #100 | 1 | 1 | $2,406 |
| #101 | 1 | 1 | $2,406 |
| #102 | 1 | 1 | $2,406 |
| #103 | 1 | 1 | $2,406 |
| #104 | 1 | 1 | $2,406 |
| #105 | 1 | 1 | $2,406 |
| #106 | 1 | 1 | $2,406 |
| #107 | 1 | 1 | $2,406 |
| Total (107 units) | $257,470 | ||
Break-even live
Break-even rent
$56,861
Max offer price
$6,500,000
Occupancy floor
33%
Sensitivity live
| Price | -10% $162,973 | -5% $160,727 | +0% $158,481 | +5% $156,235 | +10% $153,989 |
|---|---|---|---|---|---|
| Rent | -10% $138,141 | -5% $148,311 | +0% $158,481 | +5% $168,651 | +10% $178,821 |
| Rate | -1.0pp $161,755 | -0.5pp $160,134 | base $158,481 | +0.5pp $156,797 | +1.0pp $155,083 |
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
- $1,625,000
- Closing costs
- $195,000
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 960 Market St San Francisco, CA | 1.0 | 1.0 | 613 | $3,995 | $6.52 | 13d | 1 | 0.07mi |
| 124 Mason St San Francisco, CA | — | 1.0 | 280 | $2,768 | $9.87 | 2d | 2 | 0.07mi |
| 250 Taylor St San Francisco, CA | — | 1.0 | 325 | $1,682 | $5.18 | 19d | 1 | 0.08mi |
| 57 Taylor St San Francisco, CA | 1.0 | 1.0 | 450 | $2,395 | $5.32 | 23d | 2 | 0.09mi |
| 10 Cyril Magnin St San Francisco, CA | 2.0 | 2.0 | 1300 | $5,000 | $3.85 | 93d | 1 | 0.10mi |
| 6 Mint Plz San Francisco, CA | 2.0 | 2.0 | 915 | $7,995 | $8.74 | 54d | 1 | 0.13mi |
| 345 Taylor St San Francisco, CA | 1.0 | 1.0 | 1600 | $8,500 | $5.31 | 2d | 1 | 0.14mi |
| 2 Mint Plz San Francisco, CA | 2.0 | 1.0 | 800 | $4,500 | $5.62 | 2d | 1 | 0.15mi |
| 370 Ellis St San Francisco, CA | — | 1.0 | — | $1,475 | — | 93d | 1 | 0.16mi |
| 1028 Market St San Francisco, CA | 2.0 | 1.0–2.0 | 675 | $4,708 | $6.97 | 2d | 9 | 0.16mi |
| 449 Ofarrell St San Francisco, CA | — | 1.0 | 315 | $2,200 | $6.98 | 9d | 1 | 0.17mi |
| 424 Jones St San Francisco, CA | 1.0 | 1.0 | 400 | $1,995 | $4.99 | 42d | 1 | 0.17mi |
| 347 Eddy St San Francisco, CA | — | 1.0 | — | $1,995 | — | 24d | 1 | 0.18mi |
| 347 Eddy St San Francisco, CA | 1.0 | 1.0 | — | $1,995 | — | 73d | 1 | 0.18mi |
| 347 Eddy St San Francisco, CA | — | 1.0 | — | $1,995 | — | 35d | 1 | 0.18mi |
| 50 Jones St San Francisco, CA | 2.0 | 1.0–2.0 | 649 | $4,232 | $6.52 | 2d | 14 | 0.19mi |
| 420 Ellis St San Francisco, CA | — | 1.0 | — | $1,595 | — | 42d | 1 | 0.19mi |
| 422 Ellis St San Francisco, CA | — | 1.0 | — | $2,195 | — | 7d | 1 | 0.19mi |
| 422 Ellis St San Francisco, CA | — | 1.0 | — | $1,695 | — | 93d | 1 | 0.19mi |
| 422 Ellis St San Francisco, CA | — | 1.0 | — | $1,995 | — | 73d | 1 | 0.19mi |
| 422 Ellis St San Francisco, CA | — | 1.0 | — | $1,795 | — | 63d | 1 | 0.19mi |
| 529 Stevenson St San Francisco, CA | 1.0 | 1.0 | 606 | $2,945 | $4.86 | 2d | 2 | 0.20mi |
| 455-457 Ellis St Unit 6 San Francisco, CA | 1.0 | 1.0 | — | $2,100 | — | 93d | 1 | 0.20mi |
| 457 Ellis St Unit 2 San Francisco, CA | 1.0 | 1.0 | — | $1,995 | — | 93d | 1 | 0.21mi |
| 550 Jessie St San Francisco, CA | 1.0 | 1.0 | 646 | $2,895 | $4.48 | 2d | 1 | 0.21mi |
| 570 Jessie St San Francisco, CA | 1.0 | 1.0 | 595 | $2,895 | $4.87 | 32d | 1 | 0.22mi |
| 460 Ellis St San Francisco, CA | — | 1.0 | — | $1,517 | — | 93d | 1 | 0.22mi |
| 545 Ofarrell St San Francisco, CA | — | 1.0 | 400 | $2,000 | $5.00 | 93d | 1 | 0.23mi |
| 285 Turk St Apt 507 San Francisco, CA | 1.0 | 1.0 | 462 | $1,795 | $3.89 | 93d | 1 | 0.23mi |
| 346 Leavenworth St San Francisco, CA | — | 1.0 | 390 | $2,295 | $5.88 | 13d | 1 | 0.23mi |
| 565 Geary St San Francisco, CA | 2.0 | 1.0–1.5 | 664 | $3,372 | $5.08 | 9d | 2 | 0.23mi |
| 434 Minna St San Francisco, CA | 2.0 | 1.0–2.0 | 719 | $5,134 | $7.13 | 2d | 23 | 0.24mi |
| 1075 Market St #603 San Francisco, CA | — | 1.0 | 445 | $3,300 | $7.42 | 56d | 1 | 0.24mi |
| 555 Ofarrell St San Francisco, CA | 2.0 | 1.0 | 394 | $2,170 | $5.51 | 38d | 1 | 0.24mi |
| 555 Ofarrell St San Francisco, CA | — | 1.0 | 350 | $1,895 | $5.41 | 13d | 1 | 0.24mi |
| 507 Taylor St San Francisco, CA | — | 1.0 | — | $2,695 | — | 19d | 1 | 0.24mi |
| 507 Taylor St San Francisco, CA | — | 1.0 | — | $2,695 | — | 7d | 1 | 0.24mi |
| 503 Taylor St San Francisco, CA | — | 1.0 | — | $2,995 | — | 47d | 1 | 0.24mi |
| 505 Taylor St San Francisco, CA | — | 1.0 | — | $2,695 | — | 21d | 1 | 0.24mi |
| 505 Taylor St San Francisco, CA | — | 1.0 | — | $2,795 | — | 27d | 1 | 0.24mi |
Property features AI
Finance
- Financial info
- Total units: 10788 units currently leased, 19 vacant
- HOA & community
- No association fee
Exterior
- Home design
- Residential income, mixed-use buildingFive-or-more unit propertyBuilt in 1907
- Construction
- Building area approximately 39,569 square feet
- Exterior features
- Lot includes sidewalk
Interior
- Bedrooms
- 88 occupied studio units
- Interior features
- Mixed-use residential income propertySidewalk on lot
Listing history 50 events
-
2026-08-08days on market $6,500,000 Active 107 DOM
-
2026-08-06days on market $6,500,000 Active 105 DOM
-
2026-08-05days on market $6,500,000 Active 104 DOM
-
2026-08-04days on market $6,500,000 Active 103 DOM
-
2026-08-03days on market $6,500,000 Active 102 DOM
-
2026-07-31days on market $6,500,000 Active 99 DOM
-
2026-07-30days on market $6,500,000 Active 98 DOM
-
2026-07-30days on market $6,500,000 Active 97 DOM
-
2026-07-28days on market $6,500,000 Active 96 DOM
-
2026-07-26days on market $6,500,000 Active 94 DOM
-
2026-07-24days on market $6,500,000 Active 92 DOM
-
2026-07-23days on market $6,500,000 Active 91 DOM
-
2026-07-22days on market $6,500,000 Active 90 DOM
-
2026-07-21days on market $6,500,000 Active 89 DOM
-
2026-07-20days on market $6,500,000 Active 88 DOM
-
2026-07-18days on market $6,500,000 Active 86 DOM
-
2026-07-18days on market $6,500,000 Active 85 DOM
-
2026-07-16days on market $6,500,000 Active 84 DOM
-
2026-07-15days on market $6,500,000 Active 83 DOM
-
2026-07-14days on market $6,500,000 Active 82 DOM
-
2026-07-13days on market $6,500,000 Active 81 DOM
-
2026-07-13days on market $6,500,000 Active 80 DOM
-
2026-07-11days on market $6,500,000 Active 79 DOM
-
2026-07-10days on market $6,500,000 Active 78 DOM
-
2026-07-09days on market $6,500,000 Active 77 DOM
-
2026-07-07days on market $6,500,000 Active 75 DOM
-
2026-07-06days on market $6,500,000 Active 74 DOM
-
2026-07-06days on market $6,500,000 Active 73 DOM
-
2026-07-05days on market $6,500,000 Active 72 DOM
-
2026-07-03days on market $6,500,000 Active 71 DOM
-
2026-07-02days on market $6,500,000 Active 70 DOM
-
2026-07-01days on market $6,500,000 Active 69 DOM
-
2026-06-30days on market $6,500,000 Active 68 DOM
-
2026-06-29days on market $6,500,000 Active 67 DOM
-
2026-06-28days on market $6,500,000 Active 66 DOM
-
2026-06-27days on market $6,500,000 Active 65 DOM
-
2026-06-26days on market $6,500,000 Active 64 DOM
-
2026-06-24days on market $6,500,000 Active 62 DOM
-
2026-06-22days on market $6,500,000 Active 60 DOM
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2026-06-21days on market $6,500,000 Active 59 DOM
-
2026-06-18days on market $6,500,000 Active 56 DOM
-
2026-06-17days on market $6,500,000 Active 55 DOM
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2026-06-16days on market $6,500,000 Active 54 DOM
-
2026-06-15days on market $6,500,000 Active 53 DOM
-
2026-06-13days on market $6,500,000 Active 51 DOM
-
2026-06-13days on market $6,500,000 Active 50 DOM
-
2026-06-09days on market $6,500,000 Active 47 DOM
-
2026-06-08days on market $6,500,000 Active 46 DOM
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2026-06-07days on market $6,500,000 Active 45 DOM
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2026-06-04days on market $6,500,000 Active 42 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
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Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $3,089,640
- − Mortgage interest
- −$364,101
- − Property taxes
- −$97,500
- − Insurance
- −$32,500
- − Repairs & maintenance
- −$247,171
- − Management
- −$247,171
- − Depreciation
- −$189,091
- Taxable income
- $1,912,106
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$458,905
- After-tax cash flow
- $1,442,870/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.
Condition & rehab AI · 2 photos
20/100
Extensive rehab
Est. rehab $1,978,450–$3,561,210 screening
This multi-family property requires extensive exterior repairs and a complete renovation to improve its condition and value.
Repairs flagged
- Major exterior paint — Significant peeling and wear
- Major roof — No visible roof, but the exterior suggests a need for extensive repair
- Major exterior structure — Significant wear and tear
Value-add opportunities
- Both exterior paint — Fresh paint would improve curb appeal and property value ↑
- Both roof repair — A new roof would significantly increase the property's value and functionality ↑
- Both exterior renovation — A complete exterior renovation would improve the property's appearance and value ↑
ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
Zoned Schools
Elementary
Redding Elementary
Middle
Denman (James) Middle
High
S.f. International High
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
B
Composite livability gradescore 76/100
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 · 1,030,936 people
- City population
- 827,552
- Metro
- San Francisco-Oakland-Berkeley, CA
- Population (ZIP)
- 35,976
- Household income
- $60,431
- Rent vs Own
- Severe rent burden
- 9% of renters
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 0.77)
- Race & ethnicity
- White 31% Asian 28% Hispanic / Latino 22% Two or more races 13% Black 9% Native American 2%
- Hispanic origin (detail)
- Mexican 15% Puerto Rican 1%
- Common ancestry
- Scotch-Irish 2% Romanian 2% Lithuanian 2%
- Foreign-born
- 41% · Canada, China, Vietnam
- Languages at home
- 52% English-only · Spanish 16% Chinese 10% Vietnamese 5%
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
- ▲ 4.80%
- Current HPI
- 184.4403
- Rent YoY
- ▲ 10.11%
- 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 |
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| Financial Services | 3 | $174B |
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| Retail | 3 | $44B |
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| Insurance | 3 | $26B |
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| Media / Entertainment | 2 | $115B |
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| Pharmaceuticals / Biotech | 2 | $62B |
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Price history
1 event — show timeline
- 2026-04-23 Listed $6,500,000 San Francisco MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…