677 Castro St #3 · San Francisco, CA 94114

$899,000

1 bd · 1.0 ba · 729 sqft · Condo public records · 20 Days on market

Built 1924 $1233/sqft · 12% below area Est $1097k · 18% under $438/mo HOA · 11% of rent

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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).

• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Cash flow +1.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Quiet, top floor, one bedroom condominium located in the highly coveted Eureka Valley neighborhood, just steps to the vibrant Castro District. Located in a well-maintained four-unit Edwardian building, this home features abundant natural light, high ceilings, and an updated kitchen and bathroom. The home is complete with in-unit laundry, deeded storage, and one-car tandem parking. The flowing floor plan and shared garden are ideal for entertaining guests. Conveniently located to cafes, restaurants, shopping, entertainment, public transportation, corporate shuttles, and freeways.

Key facts

• French doors
• Hardwood floors
• $438 HOA

Tags

• TOP-FLOOR CONDOMINIUM
• WELL-MAINTAINED BUILDING
• HARDWOOD FLOORS
• ABUNDANT NATURAL LIGHT
• CLASSIC ARCHITECTURAL DETAILS
• FRENCH DOORS

Property features AI

Finance

• HOA & community: HOA with monthly fee of $438; HOA covers insurance, sewer, trash and water; Community has 4 units

Exterior

• Parking: Attached garage with garage door opener; Garage faces front; Tandem parking; On-site unassigned parking (community); 1 total parking space
• Utilities: Sidewalk/curb/gutter road surface
• Home design: Residential condominium; Edwardian style; One level; End unit with no one above; Built in 1924
• Construction: Built in 1924
• Exterior features: Back yard fencing; Unit entry is below; Entry level at ground

Interior

• Kitchen: Dishwasher; Disposal; Free‑standing gas range; Free‑standing refrigerator; Range hood; Microwave
• Bedrooms: 1 bedroom
• Flooring: Tile floors; Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Wall furnace; No cooling
• Interior features: Formal entry; Laundry closet; Additional laundry area
• Laundry & utility: Laundry closet; Other laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $899k.

Deal economics

• At list price, monthly cash flow is $-4k ($-43k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (65.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $406k (54.8% below list).
• Recommended offer: $312k (65.3% below list) — sets the bar for cash-flow.
• Cap rate 1.5% vs local median 2.1% in San Francisco — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+14.4%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• In year one you build about $92k of equity ($6k loan paydown + $85k 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 ~$147k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $312,205 (65.3% 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. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.45% ✗
• Cap rate: 1.46%
• Cash-on-cash: -17.26%
• DSCR: 0.23
• GRM: 18.5

CMA / ARV

• ARV (median comp): $1,096,926
• List price: $899,000
• Delta: -18.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.1%
• Equity multiple: 2.00×
• Total profit: $250,757
• Equity at exit: $777,774

10-year hold

• IRR: 13.5%
• Equity multiple: 4.84×
• Total profit: $966,530
• Equity at exit: $1,644,258

Cash invested: $251,720 (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: 116
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $4,060 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,301 /mo · $15,610/yr
• Insurance: −$375
• HOA: −$438
• Vacancy / Maint / Mgmt: −$853
• Net cashflow: $-3,620

Break-even live

Break-even rent $8,643

Max offer price $312,205

Occupancy floor —

Sensitivity live

Price	-10% $-3,111	-5% $-3,366	+0% $-3,620	+5% $-3,875	+10% $-4,129
Rent	-10% $-3,941	-5% $-3,781	+0% $-3,620	+5% $-3,460	+10% $-3,299
Rate	-1.0pp $-3,167	-0.5pp $-3,392	base $-3,620	+0.5pp $-3,853	+1.0pp $-4,090

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Eureka St San Francisco, CA	1.0	1.0	650	$4,300	$6.62	25d	1	0.21mi
155 Eureka St San Francisco, CA	1.0	1.0	750	$5,000	$6.67	44d	1	0.21mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	13d	1	0.54mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	6d	1	0.54mi
1 Homestead San Francisco, CA	2.0	1.0	750	$6,900	$9.20	25d	1	0.55mi
940 Guerrero St Unit 02 San Francisco, CA	1.0	1.0	550	$4,295	$7.81	17d	1	0.63mi
940 Guerrero St Unit 06 San Francisco, CA	1.0	1.0	520	$4,295	$8.26	25d	1	0.64mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	2d	1	0.66mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	44d	1	0.66mi
1643 Castro St Apt 6 San Francisco, CA	1.0	1.0	563	$3,695	$6.56	8d	1	0.67mi
370 Upper Ter Unit 2 San Francisco, CA	1.0	1.0	700	$4,400	$6.29	18d	1	0.68mi
35 Hill St San Francisco, CA	1.0	1.0	674	$3,500	$5.19	8d	1	0.73mi
3321 21st St Apt 2 San Francisco, CA	—	1.0	350	$3,000	$8.57	3d	1	0.74mi
1019 Ashbury St San Francisco, CA	1.0	1.0	535	$3,790	$7.08	15d	1	0.75mi
1351-1373 Noe St Unit 1363 San Francisco, CA	—	1.0	360	$2,395	$6.65	44d	1	0.77mi
3178 16th St Unit 1 San Francisco, CA	—	1.0	369	$2,375	$6.44	6d	1	0.78mi
2315 Mission St San Francisco, CA	1.0	1.0	450	$2,995	$6.66	3d	1	0.88mi
2315 Mission St Unit 106 San Francisco, CA	1.0	1.0	450	$2,995	$6.66	8d	1	0.88mi
257 San Jose Ave #1 San Francisco, CA	1.0	1.0	500	$2,999	$6.00	25d	1	0.88mi
429 14th St #1621 San Francisco, CA	1.0	1.0	500	$3,440	$6.88	44d	1	0.95mi
3140 21st St Unit 103 San Francisco, CA	—	1.0	500	$2,795	$5.59	5d	1	0.95mi
5285 Diamond Heights Blvd San Francisco, CA	1.0–2.0	1.0–2.0	805	$4,297	$5.34	2d	5	0.96mi
270 Valencia St #205 San Francisco, CA	1.0	1.0	500	$3,800	$7.60	44d	1	1.00mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	792	$4,164	$5.25	4d	5	1.01mi
3241 23rd St Unit 3245-4 San Francisco, CA	—	1.0	450	$2,550	$5.67	14d	1	1.01mi
799 S Van Ness Ave San Francisco, CA	1.0–2.0	1.0	740	$3,800	$5.14	3d	2	1.02mi
1000 Oak St Apt 7 San Francisco, CA	1.0	1.0	645	$3,995	$6.19	44d	1	1.07mi
1801 Mission St San Francisco, CA	1.0	1.0	446	$10,000	$22.42	44d	1	1.09mi
2874 16th St Unit 2872A San Francisco, CA	—	1.0	400	$2,450	$6.12	44d	1	1.11mi
412 Broderick St Unit 416 San Francisco, CA	1.0	1.0	580	$4,495	$7.75	6d	1	1.14mi
155 Haight St San Francisco, CA	—	1.0	425	$2,295	$5.40	24d	1	1.15mi
2629 Folsom St Unit 105 San Francisco, CA	1.0	1.0	546	$3,100	$5.68	18d	1	1.16mi
2629 Folsom St Unit 204 San Francisco, CA	2.0	1.0	718	$4,095	$5.70	44d	1	1.16mi
2629 Folsom St Unit 106 San Francisco, CA	2.0	1.0	718	$4,395	$6.12	18d	1	1.16mi
575 Pierce St San Francisco, CA	1.0	1.0	700	$5,595	$7.99	44d	1	1.19mi
68 McCoppin St San Francisco, CA	1.0	1.0	734	$3,825	$5.21	17d	2	1.19mi
1724 Waller St San Francisco, CA	1.0	1.0	450	$3,795	$8.43	24d	1	1.20mi
1699 Market St San Francisco, CA	1.0	1.0	561	$4,817	$8.59	2d	5	1.22mi
700 Steiner St San Francisco, CA	—	1.0	515	$3,650	$7.09	44d	1	1.24mi
1280 Grove St Unit 102-S San Francisco, CA	—	1.0	538	$3,395	$6.31	21d	1	1.26mi

HOA detail condo

• Monthly dues: $438 · $5,256/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-07
   status $899,000 Pending 20 DOM
2. 2026-06-04
   days on market $899,000 Contingent - No Show 20 DOM
3. 2026-06-03
   days on market $899,000 Contingent - No Show 19 DOM
4. 2026-06-02
   days on market $899,000 Contingent - No Show 18 DOM
5. 2026-06-02
   status $899,000 Contingent - No Show 17 DOM
6. 2026-06-01
   days on market $899,000 Active 17 DOM
7. 2026-05-31
   days on market $899,000 Active 16 DOM
8. 2026-05-15
   listed $899,000 Active 1144-char remark
9. 2018-04-24
   soldstatus $1,100,000 Closed 585-char remark

   Show marketing remark (585 chars)

   Quiet, top floor, one bedroom condominium located in the highly coveted Eureka Valley neighborhood, just steps to the vibrant Castro District. Located in a well-maintained four-unit Edwardian building, this home features abundant natural light, high ceilings, and an updated kitchen and bathroom. The home is complete with in-unit laundry, deeded storage, and one-car tandem parking. The flowing floor plan and shared garden are ideal for entertaining guests. Conveniently located to cafes, restaurants, shopping, entertainment, public transportation, corporate shuttles, and freeways.

10. 2018-04-24
    soldstatus $1,100,000

    Show marketing remark (585 chars)

    Quiet, top floor, one bedroom condominium located in the highly coveted Eureka Valley neighborhood, just steps to the vibrant Castro District. Located in a well-maintained four-unit Edwardian building, this home features abundant natural light, high ceilings, and an updated kitchen and bathroom. The home is complete with in-unit laundry, deeded storage, and one-car tandem parking. The flowing floor plan and shared garden are ideal for entertaining guests. Conveniently located to cafes, restaurants, shopping, entertainment, public transportation, corporate shuttles, and freeways.

11. 2018-03-30
    status Pending 585-char remark

    Show marketing remark (585 chars)

    Quiet, top floor, one bedroom condominium located in the highly coveted Eureka Valley neighborhood, just steps to the vibrant Castro District. Located in a well-maintained four-unit Edwardian building, this home features abundant natural light, high ceilings, and an updated kitchen and bathroom. The home is complete with in-unit laundry, deeded storage, and one-car tandem parking. The flowing floor plan and shared garden are ideal for entertaining guests. Conveniently located to cafes, restaurants, shopping, entertainment, public transportation, corporate shuttles, and freeways.

12. 2018-03-27
    listed $925,000 Active 585-char remark

    Show marketing remark (585 chars)

    Quiet, top floor, one bedroom condominium located in the highly coveted Eureka Valley neighborhood, just steps to the vibrant Castro District. Located in a well-maintained four-unit Edwardian building, this home features abundant natural light, high ceilings, and an updated kitchen and bathroom. The home is complete with in-unit laundry, deeded storage, and one-car tandem parking. The flowing floor plan and shared garden are ideal for entertaining guests. Conveniently located to cafes, restaurants, shopping, entertainment, public transportation, corporate shuttles, and freeways.

13. 2006-02-10
    soldstatus $525,000

    Show marketing remark (488 chars)

    OFFER ACCEPTED- 2 other almost identical units available!!! Completely remodeled spacious one bedroom home in Eureka Valley. Located in a beautiful four unit Edwardian building, the home features: ONE CAR PARKING, hardwood floors, high coved ceilings, custom cherry wood kitchen cabinets with stainless steel/ granite counter tops, travertinebathrooms, new double paned windows, large yard, and a very large amount of deeded storage. Garage may be converted to four side by side parking.

14. 2006-01-16
    historical

    Show marketing remark (488 chars)

    OFFER ACCEPTED- 2 other almost identical units available!!! Completely remodeled spacious one bedroom home in Eureka Valley. Located in a beautiful four unit Edwardian building, the home features: ONE CAR PARKING, hardwood floors, high coved ceilings, custom cherry wood kitchen cabinets with stainless steel/ granite counter tops, travertinebathrooms, new double paned windows, large yard, and a very large amount of deeded storage. Garage may be converted to four side by side parking.

15. 2005-11-07
    listed $525,000

    Show marketing remark (488 chars)

    OFFER ACCEPTED- 2 other almost identical units available!!! Completely remodeled spacious one bedroom home in Eureka Valley. Located in a beautiful four unit Edwardian building, the home features: ONE CAR PARKING, hardwood floors, high coved ceilings, custom cherry wood kitchen cabinets with stainless steel/ granite counter tops, travertinebathrooms, new double paned windows, large yard, and a very large amount of deeded storage. Garage may be converted to four side by side parking.

ⓘ 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: $15,610 · $1,301/mo
• Projected year-2 tax: $15,610 · $1,301/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 ≥76°F today · 18 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: $48,725
• − Mortgage interest: −$50,358
• − Property taxes: −$15,610
• − Insurance: −$4,495
• − Repairs & maintenance: −$3,898
• − Management: −$3,898
• − HOA: −$5,256
• − Depreciation: −$26,153
• Taxable loss: −$60,943
• Est. tax savings @ 24.0%: +$14,626
• After-tax cash flow: $-28,816/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

+71.2% since first listed

10 events — show timeline

• 2026-06-04 Pending — San Francisco MLS
• 2026-06-02 Contingent — San Francisco MLS
• 2026-05-15 Listed $899,000 San Francisco MLS
• 2018-04-24 Sold (Public Records) $1,100,000 Public Records
• 2018-04-24 Sold (MLS) $1,100,000 San Francisco MLS
• 2018-03-30 Pending — San Francisco MLS
• 2018-03-27 Listed $925,000 San Francisco MLS
• 2006-02-10 Sold (MLS) $525,000 San Francisco MLS
• 2006-01-16 Delisted — San Francisco MLS
• 2005-11-07 Listed $525,000 San Francisco MLS

Property tax history

+7.7%/yr

Latest (2025): $15,610 · +2.9% YoY. Source: county tax records.